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SUSTAINABLE FACILITIES MANAGEMENT FRAMEWORK FOR ASSESSING
PERFORMANCE OF EXISTING OFFICE BUILDINGS
DIANA LAI NGIIK CHUI
(B.Sc. Building (Hons), NUS)
A THESIS SUBMITTED
FOR THE DEGREE OF MASTER OF SCIENCE (BUILDING)
DEPARTMENT OF BUILDING
NATIONAL UNIVERSITY OF SINGAPORE
2012
___________________________________________________________
DECLARATION
_____________________________________________________________________
I hereby declare that this thesis is my original work and it has been written by me in
its entirely. I have duly acknowledged all the sources of information which have been
used in the thesis.
This thesis has also not been submitted for any degree in any university previously.
Diana Lai Ngiik Chui
29 August 2012
iii
___________________________________________________________
ACKNOWLEDGEMENTS
_____________________________________________________________________
I would like to express my greatest gratitude to the people who made this dissertation
possible.
First of all, I would like to sincerely thank my supervisor, Dr. Florence Ling Yean
Yng, for her guidance, patience, valuable inputs, and her precious time during the
whole research process. Her mentorship is great and paramount to the completion of
this dissertation.
I appreciate all the respondents for their active participation in the exploratory study
and survey questionnaires. Their time and efforts in responding to my interviews and
surveys made this research possible.
I would also like to thank my family members, who gave their full moral supports and
encouragement to me during this period. They were willing to listen to me whenever I
encountered difficulties.
Finally, I would like to thank all others who have in one way or another helped me to
make this study possible.
iiiii
___________________________________________________________
TABLE OF CONTENTS
_____________________________________________________________________
Page
DECLARATION
i
ACKNOWLEDGEMENTS
ii
TABLE OF CONTENTS
iii
SUMMARY
x
LIST OF TABLES
xiii
LIST OF FIGURES
xv
LIST OF EQUATIONS
xvi
ABBREVIATION
xvii
CHAPTER 1
INTRODUCTION
1.1
Background
1
1.2
Research Problems and Importance of Study
2
1.3
Research Objectives
3
1.4
Research Hypothesis
4
1.5
Research Scope
5
iviii
1.6
Research Methodology
6
1.7
Structure of Dissertation
7
CHAPTER 2
LITERATURE REVIEW OF FACILITIES MANAGEMENT (FM)
2.1
Overview of Chapter
10
2.2
Definitions of Facilities Management (FM)
10
2.3
Drivers for Growth in Facilities Management (FM)
13
2.4
2.3.1
Government Policies
2.3.2
Global Competition
2.3.3
Environmental Awareness
2.3.4
Diversification in Workforce
2.3.5
Outsourcing FM Services
The Relationship Between Business and Facilities
16
Management’s (FM) Functions
2.5
Summary of Chapter
18
CHAPTER 3
LITERATURE REVIEW OF SUSTAINABLE DEVELOPMENT AND
CONCEPTUAL FRAMEWORK OF SUSTAINABLE FACILITIES
MANAGEMENT (SFM)
3.1
Overview of Chapter
19
iv v
3.2
Demands on FM To Deliver Sustainable Built Environment
19
3.3
Sustainable Development
21
3.4
Drivers For The Growth Of Sustainable Facilities Management
24
(SFM)
3.4.1 Awareness on Environmental Issues
3.4.2 Environmental Building Assessment Method For
Existing Building
3.4.3
Increased In Existing Building Stock
3.4.4 Advancement In Building Technologies
3.5
3.6
Sustainable Facilities Management Variables
3.5.1
Economic Sustainability
3.5.2
Social Sustainability
3.5.3
Environmental Sustainability
Conceptual Framework For Sustainable Facilities Management
29
41
(SFM)
3.7
Summary of Chapter
43
CHAPTER 4
LITERATURE REVIEW ON EXISTING BUILDING PERFORMANCE
ASSESSMENT METHODS
4.1
Overview of Chapter
44
4.2
Role of Building Assessment Tools
44
4.3
Current Environmental Building Assessment Methods for
45
viv
Existing Buildings
4.3.1 LEED-EB
4.3.2 BREEAM
4.3.3 BEPAC
4.3.4 NABERS
4.3.5 CASBEE
4.3.6 Green Mark for Existing Buildings
4.3.7 HK-BEAM for Existing Buildings
4.4
Singe-Dimensional Versus Multiple-Dimensional Approach
61
4.5
Summary of Chapter
63
CHAPTER 5
RESEARCH METHOD
5.1
Overview of Chapter
64
5.2
Research Design
64
5.3
Data Collection Method
66
5.4
Data Collection Instrument
68
5.4.1
Section A: Building Information
5.4.2 Section B: Performance Measurement
5.4.3 Section C: SFM Practices and Their Importance
5.4.4 Section D: Background information of Respondent and
Organisation
5.5
Sampling
76
vii
vi
5.6
Data Analysis Methodology
77
5.7
Summary of Chapter
79
CHAPTER 6
CHARACTERISTICS OF SAMPLES
6.1
Overview of Chapter
80
6.2
Exploratory Study
80
6.3
Pilot Study
81
6.4
Survey Questionnaire
82
6.4.1 Characteristics of Respondents
6.5
6.4.2
Characteristics of Office Building Samples
6.4.3
Building Management and Performance Profiles
Summary of Chapter
86
CHAPTER 7
RESULTS AND DISCUSSION
7.1
Overview of Chapter
87
7.2
Comparing Building Performance of GM And Non-FM Offices
87
7.3
Correlations between Sustainability Variables and Performance
97
of the Electricity and Water Usage
7.4
Respondents’ Perceptions on the importance variables in
viii
vii
102
Sustainable Facilities Management
7.4.1 Economic Sustainability
7.4.2 Social Sustainability
7.4.3 Environment Sustainability
7.5
Summary of Chapter
109
CHAPTER 8
PROPOSED SUSTAINABLE FACILITIES MANAGEMENT FRAMEWORK
8.1
Overview of Chapter
112
8.2
Multi-attribute Value Theory (MAVT) for Multiple Criteria
112
Decision Analysis (MCDA)
8.3
Application of Sustainable Facilities Management Indices
124
(SFMIndices) Through A Case Study
8.3.1 Background of Building A
8.3.2 Characteristics of key informants
8.3.3 Evaluating Building A’s SFM Performance
8.3.4 Usefulness of SFM Indices
8.4
Summary of Chapter
133
CHAPTER 9
CONCLUSION AND RECOMMENDATION
ixviii
9.1
Summary of Chapter
135
9.2
Validation Of Hypothesis And Main Findings
136
9.3
Contribution to Knowledge
139
9.4
Contribution to Facilities Management Practices
140
9.5
Limitation of Study
141
9.6
Conclusion and Recommendations
142
9.7
Recommendations for Future Work
144
146
BIBLIOGRAPHY
APPENDIX 1 :
159
Survey Questionnaire
xix
___________________________________________________________
SUMMARY
_____________________________________________________________________
Facilities Management (FM) is a profession that is growing rapidly. The term
Sustainable FM (SFM) was introduced by several authors to integrate sustainability
principles into FM (Hodges, 2005, Nielsen et al., 2009 and Shah, 2007). The InterMinisterial Committee for Sustainable Development (IMCSD) targeted 80% of the
buildings in Singapore to obtain at least a Green Mark certification by 2030 (BCA,
2010). A Memorandum of Understanding (MOU) was signed between the Building
and Construction Authority (BCA) and International Facility Management
Association (IFMA) in 2010 to spearhead the SFM practices in Singapore to deliver a
sustainable built environment. This signifies that there is a need to have a framework
to guide firms and FM personnel in achieving SFM. The aim of this study is to
incorporate sustainable practices into FM to manage an existing building. The specific
objectives are to develop a sustainable FM framework for office buildings that
incorporates the sustainability principles: economic, social and environmental, to
construct an assessment method to evaluate an existing office building and to apply
the proposed SFMIndices with a case study.
This study focuses on the performance assessment of existing office buildings in
Singapore. Existing building assessment methods are reviewed and their strengths and
weaknesses are discussed. The variables under the three pillars of sustainability:
economic, social and environment were identified through literature review and an
exploratory study. The survey research design was adopted and data were collected
using self-administered questionnaire sent out via mail. The sample was selected
xix
using random sampling method and the response rate was 32%. Descriptive and
statistical analysis was carried out using SPSS software.
Independent sample t-test was used to study if there are significant differences
between Green Mark and non-Green Mark certified non-residential buildings. Pearson
correlation analysis was adopted to examine the relationships between the
independent variables and energy and water consumption. Subsequently, respondents
were asked to rate the importance of each variable to achieve SFM using one sample
t-test.
The results show that GM and non-GM certified buildings adopted significantly
different FM practices and policies. There are significant relationships between SFM
practices and building performance. Subsequently, the means of the significant
important variables were used to construct SFMIndices. The indices ware calculated
using Multi-Attribute Value Theory (MAVT). A case study was carried out to
illustrate the application of the indices.
This study is important because existing building performance can be evaluated using
SFMIndices to integrate economic, social and environment aspects. In addition, the
proposed SFMIndices can be used as guidelines in implementing SFM and assisting a
firm’s decision making in FM. It is suggested that future research be carried out to
collect more building samples using SFMIndices and the top 10% performance can
then be used as a benchmarking tool.
xiixi
Keywords:
Sustainability,
Sustainable
facilities
management,
certification, Multi-Attribute Value Theory, Building performance
xii
xiii
Green
Mark
___________________________________________________________
LIST OF TABLES
_____________________________________________________________________
Page
Table 4.1
Rating scope under Part 1, 2 and 3 in BIU BES 5058
49
Table 4.2
Summary of Criteria for Assessment and Methods for
Assessment
60
Table 5.1
7-point Likert Scales for Section B: The extent of FM
practices adopted
66
Table 5.2
7-point Likert Scales for Section B: The extent of FM
practices adopted
67
Table 5.3
Ratio between car parking spaces to building occupants
and coding
73
Table 5.4
Distance to public transport location and coding
73
Table 5.5
Sampling design
75
Table 6.1
Profile of interviewees for exploratory study
79
Table 6.2
Profile of interviewees for pilot study
79
Table 6.3
Summary of survey response rate
80
Table 6.4
Summary of respondent profiles
81
Table 6.5
Summary of building profiles
82
Table 6.6
Summary of FM practices adopted
83
xiii
xiv
Table 7.1
Summary of GM certification for existing non-residential
building
86
Table 7.2
FM Practices practised by office buildings with GM
Award
93
Table 7.3
Item 3h: Ratio between car parking spaces to building
occupants
94
Table 7.4
Item 3i: Distance to public transport location
94
Table 7.5
Pearson Correlation results
99
Table 7.6
Descriptive statistics and One sample t-test
106
Table 8.1
Scores allocated for types of variables used
113
Table 8.2
MAVT calculations based on maximum scores
121
Table 8.3
Profile of Building Users (Employees) for case study
Building A
123
Table 8.4
Profile of Building Users (Employees) for case study
Building A
123
Table 8.5
Ratings for Building A
128
Table 9.1
Review of Research Hypotheses
133
xv
xiv
___________________________________________________________
LIST OF FIGURES
_____________________________________________________________________
Page
Figure 3.1
Share of Built Environment in Resource Use
25
Figure 3.2
Share of Built Environment in Pollution Emission
25
Figure 3.3
Energy Consumption by Sectors in 2005
26
Figure 4.1
Classification and rearrangement of assessment items into
Q (Building environmental quality and performance) and
L (Building environmental loadings)
54
Figure 8.1
Framework for SFMIndices using MAVT
122
xvi
xv
___________________________________________________________
LIST OF EQUATIONS
_____________________________________________________________________
Page
Equation 8.1
MAVT Formula
111
Equation 8.2
Additive Method for MAVT
112
xvii
xvi
___________________________________________________________
ABBREVIATION
_____________________________________________________________________
Abb.
Full Name
ACPs
AFPM
BAMP
BAS
BCA
BEPAC
BEPAS
BIS
BIU
BRE
BREEAM
CBD
CMS
EDA
EMS
ESD
FM
GFA
GM
GM-EB
HK-BEAM
IFMA
IT
KPI
LCA
LEED
LEED-EB
MAVT
MCDA
MTI
NABERS
PFI
RCM
SAM
SD
SFM
SFMIndices
UNCED
UNDPCSD
Alternative Compliance Paths
Association of Property and Facility Managers
Building Asset Management Plan
Building Automation System
Building and Construction Authority
Building Environmental Performance Assessment Criteria
Building environmental performance analysis system
Building Information System
BREEAM In-Use
Building Research Establishment
BRE Environmental Assessment Method
Central Business District
Communication Management System
Exploratory Data Analysis
Energy Management System
ecologically sustainable development
Facilities Management
Gross floor area
Green Mark
Green Mark For Existing Building
Hong Kong Building Environment Assessment Method
International Facility Management Association
Information Technology
Key performance indicators
Life Cycle Assessment
Leadership
Leadership in Energy and Environmental Design for existing building
Multi Attribute Values Theory
Multiple Criteria Decision Analysis
Ministry of Trade and Industry
National Australian Building Environmental Rating System
Private Finance Initiative
Reactive-centred Maintenance
Strategic asset management
Standard deviation
Sustainable Facilities Management
Sustainable Facilities Management Indices
United Nations Conference on Environment and Development
United Nations Department for Policy Coordination and Sustainable
Development
United Nations Division of Sustainable Development
United Nations Environment Programme
The United States Green Building Council
UNDSD
UNEP
USGBC
xvii
xviii
Abb.
Full Name
WCED
WELS
WSHA
World Commission on Environment and Development
Water Efficiency Labelling Scheme
Workplace Safety and Health Act
xix
viii
_____________________________________________________________________
CHAPTER 1:
INTRODUCTION
_____________________________________________________________________
1.1
BACKGROUND
Facilities management (FM) is an emerging discipline where it is integrated into an
organisation’s business function and no longer operate as a separate entity (Alexander,
2003; Langston and Ding, 2001). Before 1980’s, FM was viewed as non-core services
and organisations tend to cut cost in FM to maximise their business profits (Nutt,
2004; Duffy, 2000). At present, FM has been gaining emphasis in organisation to
deliver values in core business. There is a direct linkage between business and
supporting infrastructure to improve business performance (Grimshaw and Cairns,
2000). Jones (2000) suggested effective FM is able to provide long term cost savings
and add value to an organisation.
The environment where FM operates in is getting more challenging. Factors such as
business competitiveness (Alexander, 1993), environmental awareness (Angella and
Klassen, 1999), shifting into FM outsourced practices (Atkin and Brooks, 2009),
employing technologies such as Building Automation System (BAS) (Teicholz and
Ikeda, 1995), increasing aging building (IFMA, 2007), globalisation (Cotts et al.,
2010) and financing arrangement such as Private Finance Initiative (PFI) (Jones, 2000)
are contributing to the changes in FM’s roles and functions. Nutt (2004) suggested
future FM can be moved forward based on four basic resources trails available in an
organisation: financial resource trail (business), human resource trail (people),
1
physical resource trail (property), and knowledge resource trail (information). He
further suggested that FM should be strategically planned in order to exploit the
opportunities available within the four trails (Nutt, 2004).
There is an increasing demand on FM profession on their roles and responsibilities to
meet organisation needs (Alexander, 1993 and 2003). Alexander (2003) believes FM
profession needs to prepare the changes by strengthening FM personnel’s leadership
and knowledge in management. He forecasted professional bodies will slowly be
positioning FM towards more specific roles and responsibilities in an organisation
(Alexander, 2003). Sustainable development was introduced in Brundtland Report
where development meets the needs of the present without compromising the ability
for future generations to meet their own needs (WCED, 1987, p.43). The sustainable
development principles: the triple bottom line (economic, social, environment) were
integrated into FM. The term Sustainable Facilities Management (SFM) was
introduced by authors such as Hodges (2005), Nielsen et al. (2009) and Shah (2007).
The new trend has placed pressure on FM profession to integrate sustainable measures
in building operation and maintenance by taking environmental and social issues into
the FM practices.
1.2
RESEARCH PROBLEMS AND IMPORTANCE OF STUDY
The concept of sustainable development (SD) has driven the development of SFM
practices (Elmualim et al., 2010; Shah, 2007). Elmualim et al. (2010) did a survey to
find out barriers in achieving SFM practices in buildings. The difficulties faced by
2
facility personnel in implementing SFM included lack of management commitment
and expertise in FM (Elmualim et al., 2010). However, there is no study carried out to
develop a tool to implement SFM. Elmualim et al.’s (2010) study did not suggest the
way to achieve SFM. Thus, there is a need to construct an assessment tool to evaluate
current building performance in the sustainability context. It is important to consider
sustainability in FM to reduce impacts on environment, offer better quality of life and
generate better value for organisation (Shah, 2007).
1.3
RESEARCH OBJECTIVES
This study aims to incorporate sustainable practices into FM for existing buildings
management. The specific objectives are:
1)
to develop a sustainable FM framework for office buildings that incorporates
economic, social and environmental sustainability practices;
2)
to construct an assessment method to evaluate how suitable an existing office
building’s FM is by calculating its SFMIndices; and
3)
to demonstrate the application of SFMIndices with a case study.
The first objective is important because a framework which comprises FM practices
under each category of economic, social and environment is constructed. This
framework can be used as a guide in understanding application of sustainability in
FM. The second objective is important to develop sustainability indices for facility
managers to assess the current performance of an office building. The third objective
3
is crucial to validate the feasibility of the proposed SFMIndices using a case study.
The detailed definitions and explanations of economic, social and environmental
sustainability are given in section 3.5.1 to section 3.5.3.
1.4
RESEARCH HYPHOTHESES
The objectives under section 1.3 can be achieved through investigating if there are
any differences in practices between Green Mark (GM) and non Green Mark (non
GM) certified existing buildings. This is followed by examining the relationship
between the variables in FM and building performance. A framework is proposed
based on the findings. The variables in FM which are important in delivering SFM are
identified to construct SFMIndices.
Subsequently, the research hypotheses are set out below:
H1: There are significant differences between building performance of GM-EB and
non GM-EB certified buildings.
H2: There are significant relationships between FM practices and monthly electricity
consumption.
H3: There are significant relationships between FM practices and monthly water
consumption.
4
H4: There are significantly important variables under economic aspect to deliver FM
at lower building maintenance and operation costs.
H5: There are significantly important variables under social aspect to deliver FM in
meeting organisation’s corporate social responsibility.
H6: There are significantly important variables under environmental aspects to
deliver FM in meeting environmental responsibility.
1.5
RESEARCH SCOPE
This study focuses on office buildings in Singapore. Office building is chosen because
the integration of FM into business function, dynamic changing needs, different
business climate and objectives are suitable to be explored to study FM’s contribution
to business sustainability. The office buildings studied are both GM-EB and non-GMEB in Singapore. Single and multiple tenancy office buildings are studied. Types of
FM for office building studied included outsourced and hybrid (combination of inhouse and outsource) because these are the most common FM practised in Singapore.
The target respondents for surveys and interviews are those who are currently
managing or who has previously managed office buildings in Singapore. The
economic, social and environmental variables in Sustainability Facilities Management
Indices (SFMIndices) are discussed in Chapter 3.
5
1.6
RESEARCH METHODOLOGY
Literature review on FM’s definition and scope were carried out. The relationship
between FM and sustainable development are studied. Existing building performance
assessment methods were reviewed and their shortfalls were discussed. A
combination of qualitative and quantitative research designs was used in this study to
meet the research objectives. The purpose of adopting mixed-method techniques was
to expand the scope of study (Sandelowski, 2000). In this study, there were qualitative
data such as profiles of respondents, background of office building involved.
The data collection methods used for this study were survey questionnaires and
interviews. The data collection instruments were surveys and face-to-face interviews.
The population frame adopted for this study was existing office buildings in
Singapore. The sampling frame used included BCA GM-EB list and FM personnel
lists from International Facility Management Association (IFMA) Singapore Charter
and Association of Property and Facility Managers (AFPM). Existing buildings which
were certified GM and higher GM rating can be found in the BCA GM-EB list. The
FM personnel were chosen from lists IFMA and AFPM because they are certified
with building management. The sampling method adopted was simple random
sampling. Simple random sampling provides same probability of individual sample
being chosen (Tan, 2008). Data analysis methods used for quantitative analysis were
independent one-sample t-test, t-test and Pearson Correlation. A case study was used
for qualitative analysis.
6
1.7
STRUCTURE OF DISSERTATION
This dissertation consists of nine chapters.
Chapter 1 provides a background on how FM has emerged in the past two decades
and how it leads to changes in the way FM is viewed. Research problems are
identified and importance of study is discussed. Research aim and objectives are
identified. There are 6 research hypotheses to be tested. Office buildings with
obtained GM-EB or without GM-EB award in Singapore are chosen. Research
methodology used is discussed.
Chapter 2 reviews the literature on FM. It provides the definitions of GM and drivers
for growth in FM. The relationship between business and FM’s functions are
reviewed.
Chapter 3 discusses the sustainable development concepts and principles. Literature
review on the three main pillars of sustainability (economic, social and environment)
was undertaken. Research gaps are indentified. The integration of sustainability into
FM practices is proposed.
Chapter 4 reviews the current performance assessment methods: LEED-EB,
BREEAM, BEPAC, NABERS, CASBEE, Green Mark for Existing Buildings and
HK-BEAM for Existing Buildings. These existing building assessment methods are
critiqued for their relevance in delivering sustainable development.
7
Chapter 5 presents the research method adopted for this study. Survey questionnaire
and case study are used for the data collection method. Data collection instruments
include survey questions and interviews. The sampling methods are discussed.
Descriptive analysis and statistical analysis are discussed under data analysis
methodology.
Chapter 6 discusses the characteristics of data samples collected in the exploratory
study and pilot study. The survey response rate, characteristics of office building
samples, building management and performance profiles of the office buildings are
presented.
Chapter 7 discusses the results analysis. Independent one-sample t-test, Pearson
Correlation and t-test are used in the analysis. The differences in means for buildings
with GM and without GM certification are studied. The correlations between
sustainability variables and performance of electricity and water consumption are
examined. Finally, the respondents’ perceptions on the importance of the variables in
SFM are carried out and analysed with t-test.
Chapter 8 proposes an assessment method for existing building performance using
Multiple Criteria Decision Analysis (MCDA). Multi-attribute Value Theory (MAVT)
is chosen to calculate the weighted scores for SFM. The application of these indices
was presented using a case study on an existing office building.
8
Chapter 9 summarizes the findings and validates the hypothesis. Recommendations
are presented for the use of the SFMIndices in office buildings. Limitations are
discussed. Finally, conclusion and recommendations are presented.
9
_____________________________________________________________________
CHAPTER 2:
LITERATURE REVIEW OF FACILITIES MANAGEMENT (FM)
_____________________________________________________________________
2.1
OVERVIEW OF CHAPTER
FM has emerged into a new professional discipline with its own practice codes and
standards (Atkin and Brooks, 2009). The demand on FM professional expertise and
services has been notably increased (Alexander, 1993). The roles of FM in the built
environment have been gaining recognition (Amaratunga, et al., 2000 and 2002; Tay
and Ooi, 2001). However, the definition of FM is still under debate. This chapter
reviews the definitions of FM and its development. The drivers for growth of FM are
discussed. This is followed by a review on the relationship between business and FM
functions.
2.2
DEFINITIONS OF FACILITIES MANAGEMENT (FM)
The scope covered under FM included financial management (Atkin and Brooks,
2009), change management (Amaratunga et al., 2001; Grimshaw, 1999), cleaning and
catering (Atkin and Brooks, 2009; Tay and Ooi, 2001), operations and maintenance
(Barrett and Baldry, 2003; Cotts et al., 2010), resource management (Then, 1999),
contract management (Atkin, 2009; Barrett, 2003) and safety and health management.
10
The definition, concepts, approaches and techniques of FM are still under debate
(Hamer, 1988). FM’s functions, scope, roles and priorities vary from organisation to
organisation due to different business environment, business objectives and
organisation cultures and values (Chotipanich, 2004; Alexander, 2003; Atkin and
Brooks, 2009). For example, a finding from the project ORBIT-2 is that there are no
fixed FM strategies or packages to fit all organisations due to different business needs
(Davis et al., 1985). Furthermore, FM should be able to adapt to the changing needs
of the organisation over the time. Chotipanich (2004) proposed a framework for FM
to position itself in order to provide strategies and solution to fit an organisation’s
changing needs.
There are various factors that contribute towards different practices in FM.
Chotipanich (2004) suggested FM’s roles and functions are influenced by both
internal and external factors. Internal factors such as organisation characteristics and
type of business sectors impact on how FM can be fitted into the organisation
(Alexander, 2003). External factors which include economic, social, environment and
government policies have influences on FM roles and functions in delivering the
services in organisation (Chotipanich, 2004). Wong (2008) believed cultural issues
contribute to the differences in FM practices in a country and an organisation. Also,
evolvement of information technology (IT) and intelligent building technologies
provide opportunities for FM profession to continue to develop and improve FM
practices for buildings (Atkin, et al., 1997; Becker, 1990).
In the past, the definition of FM recognizes it as a building management practice to
support an organisation’s function by creating an environment that is conducive to
11
carry out its operation (Alexander, 1993). Becker (1987) defined FM as a function
that is responsible for coordinating all efforts related to planning, designing and
managing buildings and their systems, equipment and furniture to enhance the
organisation’s ability to compete successfully in a rapidly changing world (Becker
1987, p.82). Nutt (2004, p.21) defined FM as "the management of infrastructure
resources and services to support and sustain the operational strategy of an
organisation over time”. It can be observed that the definition of FM is shifting
towards embracing people, processes and spaces (Nutt, 2004). The scope of FM is no
longer constrained by the physical aspects of buildings but effectiveness of the use of
technologies.
Price and Akhlaghi (1999) mentioned the new generation of FM is moving towards
space creation to support people and different activity levels. Alexander et al. (2004)
noticed there are increasingly researches done to focus integrating FM into the core
business. Barrett and Baldry (2003, p.14) defined FM as “a strategically integrated
approach to maintaining, improving and adapting the buildings and supporting
services of an organisation in order to create an environment that strongly supports
the primary objectives of that organisation”. FM’s evolvement reflects the
interdependence of multiple factors in supporting an organisational goals and
objectives. With the emergence of technologies, the definition embraces the
technology aspect. IFMA defined FM as "A profession that encompasses multiple
disciplines to ensure functionality of the built environment by integrating people,
place, processes and technology" (IFMA, 2007). It can be observed that this definition
emphasizes the importance of technology, which was lacking previously.
12
Among the many definitions, this study defines FM as “a profession that manages the
functionality of built environment by balancing economic, social and environmental
aspects through continuous performance evaluation and assistance of green building
technologies”. The first part of the definition emphasises on the importance of
considering the three sustainability pillars equally. The later part of the definition
focuses on how to balance the three principles through building evaluation. Green
building technologies are crucial to support the implementation of sustainable FM and
constructing building evaluation tools.
2.3
DRIVERS FOR GROWTH IN FACILITIES MANAGEMENT (FM)
FM has been gaining more recognition in its roles and function in supporting an
organisation’s business objective. The drivers for growth in FM indentified are
changes in government policies, increased in global competition, increased
environment awareness, diversification in workforce and increased in FM outsourcing
practice. The implications of these trends on FM, as suggested by Alexander (2003)
are changing FM roles in managing customers and physical assets.
2.3.1 Government Policies
One of the drivers for growth in FM is change in government policies in a market
economy (Alexander, 2003). For examples, competitive policies, deregulation and
privatization and these policies are placing pressure on FM to adapt to business needs
in a changing environment (Alexander, 2003). Change in economic policies lead to
13
changes in business approach such as restructuring and decentralization (Becker,
1990). FM has a role to play to support the changing needs of organisations. Hamer
(1988) believed that physical assets are the largest sum on the balance sheet. FM can
create competitive advantage to an organisation through minimising resource
consumption and environmental impact (Alexander, 2003). In addition, high cost of
space, as suggested by Becker (1990), is a driver for FM growth to provide effective
space planning. Nutt (2000) suggested FM should provide flexibility and strategies in
planning to support changing patterns. For example, organisational trends in
providing flexible spaces influence the layout of IT and cabling. In addition, virtual
workplace has been widely practised and has implications on FM office layout Nutt
(2000).
2.3.2 Global Competition
Another driver for growth in FM is increased global competition. The trend has
placed pressure on FM add value to an organisation’s business (Mole, 1993). FM is
able to deliver cost effective operation, deliver quality and provide customer
satisfaction (Alexander, 2003). Becker (1990) introduced a term called “elastic
organisation” to illustrate the unpredictable business environment. This means FM
has to be more flexible to adapt to changes in an organisation. The emphasis on
flexibility has restructured FM’s roles in meeting business changing needs. For
example, the layout of offices should be flexible to meet storage needs such as
increased computer appliances. Also, due to globalisation, working patterns and
routines are required to meet the global time zones (Payne, 2000).
14
2.3.3 Environmental Awareness
The next driver for FM growth is increased awareness of environmental protection.
Environmental issues such as global warming, energy crisis and pollution are
increasingly gaining attention of different building professions (Clarke et al., 2002).
Increased carbon footprint of buildings due to building activities such as the use of
air-conditioning are leading to climate changes (Perry et al., 2008). There is an
increased demand on delivering energy efficient buildings which requires effective
energy management plans and policies (Clarke et al., 2002; Doukas et al., 2007).
Alexander (1997) forecasted there will be a shift from mandatory compliance to
voluntary responses. There are increased numbers of companies in adopting more
proactive measures towards environmental issues. Angella and Klassen (1999) carried
out a study to integrate the environmental issues into FM instead of carrying out
environmental study in isolation. This is due to the fact that decision making in FM
can potentially help in addressing environmental issues (Angella and Klassen, 1999).
2.3.4 Diversification in Workforce
Another factor for driving the growth of FM is increased diversification in workforce
from various countries. This demands FM to be flexible enough to fulfill different
employees’ expectations. In addition, increasing demands for quality of working life
places pressure on FM to deliver comfortable working environment (Alexander,
2003). Increasingly, individual control environment such as personalized ventilation
and accessible to daylighting are emphasized to meet users’ demand on quality
working environment (Duffy, 2000). This is because physical environment is linked
15
to increased workforce productivity (Tranfield and Akhlaghi, 1995). In addition,
space management is increasingly important to fulfill the demand on working solution
such as increasing teamwork to meet organisation objectives. International Facility
Management Association (IFMA) forecasted the number of aging workforce is
increasing and this will impact on FM to deliver the need of the aging workforce
(IFMA, 2007).
2.3.5 Outsourcing FM Services
Last but not least, the practice of outsourcing FM has driven the growth of FM
profession. FM outsourcing has been widely practised in delivering FM services since
1990s. Outsourcing refers to using external service providers to perform core or/and
non-core FM functions (Barrett and Baldry, 2003). Dynamic business environment
and competition have contributed to the growth in increased practices in outsourcing
FM (Barrett and Baldry, 2003). This has placed pressures on organisation to reduce
operating costs by procuring external service providers and focusing on core business.
Alexander (2003) mentioned outsourced FM is able to increase the flexibility to meet
organisation needs. This trend has changed the ways of FM operates in.
2.4
THE RELATIONSHIP BETWEEN BUSINESS AND FACILITIES
MANAGEMENT’S (FM) FUNCTIONS
FM is often known to deliver non-core services to support an organisation’s core
business function (Shah, 2007). However, FM is getting more emphasis in
16
organisations as there is a need to deliver customer satisfaction and best value through
enhanced services in FM (Aktin and Brooks, 2009) and improve corporate
competitiveness (Alexander, 1992). Grimshaw and Cairns (2000) concluded that the
increased organisational needs towards supporting infrastructures contribute to the
changes in relationship between business and FM. Integrating FM into business
performance has been studied (Alexander, 1996; Krumm et al., 1996; Barrett, 1995;
Then, 1999, 2003; Thomson, 1990). Alexander (1996) suggested that FM can be used
to gain competitive advantage through delivering facilities that satisfy customer.
Effective management of infrastructure resources will help to improve business
performance by achieving best value and customer satisfaction (Price and Akhlaghi,
1999). Bröchner and Dettwiler (2004) studied the relationship between FM and
organisations by using company growth theories and space theories. Their study
concluded that FM is critical to support organisation’s growth through physical
supporting facilities (Bröchner and Dettwiler, 2004).
FM’s roles and scopes are different even for the same type of business due to different
values, objectives and cultures (Lee, 2002; Schindler, 1998). Lee (2002) indicated
three important factors which influence FM practices are organisation’s objectives,
core business needs, and source of value. There is no standard FM solution for all
organisations (Atkin and Brooks, 2000). Thus, FM should be refined to fit
organisational needs (Brooks, 2000; Hinks, 2002). There are studies proposed
frameworks for linking FM to business. For example, Lee (2002) proposed a value
tree model to link FM practices with business environment to achieve advantage
competitiveness. In addition, FM can deliver quality work environment and hence
increase the productivity of building end users (McGregor and Then, 1999).
17
Alexander (2003) predicted that FM will be the core of the business. He mentioned
facilities managers roles will slowly move into business planning and FM profession
needs to prepare themselves with business skills such as marketing and contract
management (Alexander, 2003). Thus, FM plays a very important role in delivering
business sustainability.
From the literature review, several knowledge gaps in FM services are identified.
Shah (2007) pointed out that FM can be used as a management tool to help
organisation to achieve business sustainability and thus there is a potential to integrate
sustainable principles in business through FM. Previous studies such as Aktin and
Brooks (2009), Bröchner and Dettwiler (2004) and McGregor and Then (1999) did
not integrate sustainable principles into business through FM.
2.5
SUMMARY OF CHAPTER
This chapter discussed how the definition of FM evolved in the past decades. A
definition of FM as “a profession that manages the functionality of built environment
by balancing economic, social and environmental aspects through continuous
performance evaluation and assistance of green building technologies” was adopted in
this study. FM has been growing rapidly and the drivers for growth in this profession
were reviewed. The drivers included government policies in a market economy,
global competition in business, increased in environmental awareness, diversification
in workforce and FM outsourced practices. The relationship between business and FM
functions was discussed. It is concluded that FM delivers customer satisfaction and
competitive edge to organisations through supporting business functions and facilities.
18
_____________________________________________________________________
CHAPTER 3:
LITERATURE REVIEW OF SUSTAINABLE DEVELOPMENT AND
CONCEPTUAL FRAMEWORK OF SUSTAINABLE FACILITIES
MANAGEMENT (SFM)
_____________________________________________________________________
3.1
OVERVIEW OF CHAPTER
This chapter reviews the literature on sustainability. The principles of sustainable
development are discussed and the variables under the three main sustainability pillars
are presented. This is allowed by a discussion of the conceptual framework which
integrates sustainability and FM. The framework is used to develop the Sustainability
Facilities Management Indices (SFMIndices).
3.2
DEMANDS ON FM TO DELIVER SUSTAINABLE BUILT
ENVIRONMENT
The demand on adaptable office buildings to meet the changing needs of
organisations has increased (Alexander, 2003; Amaratunga et al., 2000; Nutt, 2000).
Arge (2004) suggested that adaptability is linked to environmental issues. He
proposed FM has a role in reducing the cost of rebuilding by offering flexible FM
solution to organisation when there is changing function on physical facilities (Arge,
2004). Cotts et al. (2010) believe by incorporating sustainability into operations will
help to reduce operating cost. There is an increased demand from employees and
19
customers in providing sustainable built environment (Cotts et al., 2010). This drives
FM to deliver more sustainable solutions in physical facilities (Cotts et al. 2010). The
clients are increasingly demanding on sustainable solutions or services on facilities by
setting sustainable development policies and guidelines (Arge, 2004). For example,
FM providers or service suppliers are selected based on a set of sustainability criteria
(Alexander et al., 2004). The trend demands FM to apply sustainability principles in
their management and services to meet clients’ changing demand on FM. Alexander
et al. (2004) foresee legislation in FM to deliver sustainable built environment will be
more defined and stringent in future, especially on environmental issues.
There are studies carried out to incorporate sustainable development principles into
FM. Barton et al.’s (2002) study showed that there are direct correlations between
ecologically sustainable development (ESD) and strategic asset management (SAM).
Barton et al. (2002) proposed a model using life cycle assessment (LCA) approach to
integrate environmental component into SAM and formulated a decision framework
for FM to achieve value added services to companies. Alexander et al. (2004) foresee
the potential of FM to contribute to sustainable development. At present, there are
many competing approaches to understand and evaluate sustainable development
(Alexander et al., 2004). Thus, Alexander et al. (2004) suggested that new tools are
needed to help FM to develop in sustainable ways because sustainable development is
a complex concept. The literature review suggests that there is a need to expand FM
functions by considering sustainability issues.
20
3.3
SUSTAINABLE DEVELOPMENT
Sustainable development was first defined in Brundtland Report (1987), where
“development meets the needs of the present without compromising the ability for
future generations to meet their own needs” (WCED, 1987, p.43). Agenda 21 action
plan was announced at United Nations Conference on Environment and Development
(UNCED) which held in Rio de Janerio, Brazil in 1992 (UNDSD, 1992). The
principles of sustainable development in Brundtland Report 1987 were developed in
Agenda 21 by using indicators to assess sustainability (UNDPCSD, 1995 and 1999).
Spangenberg et al. (2002) critiqued that the indicators stipulated in Agenda 21 are
causes-damages-solutions nature and this may not be effective to achieve sustainable
development. Mitchell (1996) and Alexander et al. (2004) also commented that the
indicators in sustainable development are too broad to be applied into a specific sector.
The application of sustainable development principles is well defined in PICABUE
model to create sustainability indicators. “PICABUE” derives its name from the seven
principal steps proposed by Mitchell et al. (1995):
1. Principles and definitions of sustainable development and the objectives of the
program in which indicators are developed must be agreed upon by
stakeholders;
2. Issues of concern must be identified and selected;
3. Construct and/or select indicators of issues of concern;
4. Augment indicators developed for step 3 by the principles of sustainable
development identified in step 1;
21
5. Address Boundary issues to modify indicators from step 4;
6. Develop Uncertainty indicators from step 4 augmented indicators;
7. Evaluate and review final sustainability indicators" (Devuyst et al., 2001,
p.263).
PICABUE can be used as a sustainable methodological framework to develop
sustainable development indicators (Mitchell et al., 1995). The four analytical
dimensions are: futurity, equity, public participations and environment. The futurity,
also known as inter-generational equity, as defined in Brundtland Commission in
1987 where “development which meets the needs of the present, without
compromising the ability of future generations to meet their own needs” (WCED,
1987). Futurity principle can be applied in energy demand. There is increased demand
in energy usage and future generations will face energy crisis if no measures are taken
to meet the energy demand (Mitchell et al., 1995). Equity principle (intra-generation
equity) refers to the resources available on planet today should be distributed
equitably among the industrialized countries and developing countries (Fuller, 2005).
Fuller (2005) suggested this can be achieved through sharing or transferring of green
building technologies by industrialized countries to developing countries. The
environment principle entails the importance of protecting and preserving the ecosystem from human activities (Dresner, 2008). Public participation principle involves
was added at the 1992 Rio Earth Summit (Fuller, 2005). Participation by members
and public of interests can be included in decision making process (Dresner, 2008).
The PICABUE concept is not adopted in this study because this study defines SFM in
the context of economic, social and environmental so the variables are measureable.
22
Komiyama and Takeuchi (2006) suggested a new way to view sustainable
development concept at three levels of system: global, social and human which
involves a more holistic view to identify current problems in sustainability (a transdisciplinary approach). Global system encompasses ecosystem for human to sustain
their life and activities while social system provides a base to fulfill human existence
through politics, economic and technology and human system consists of health,
safety and security (Komiyama and Takeuchi, 2006). The main purpose of
sustainability is to preserve and improve these three systems and this can be achieved
using the main indicators in economic, social and environment (Komiyama and
Takeuchi, 2006).
The purpose of introducing sustainable concept which touches on development
principles is to understand the principles and apply them in existing facilities
management. Sustainable concept on development principles could be applied on
construction works in existing building such as refurbishment, renovation and
alteration and addition (A&A). Hodges (2005), Nielsen et al. (2009) and Shah (2007)
integrated sustainability principles into FM. The practice of Sustainable Facilities
Management (SFM) is growing rapidly (Elmualim et al., 2010). SFM is defined as “a
holistic approach which includes consideration not only of core business and support
functions, but also relations with the local and global society as well as the climate
and the ecosystem” (Nielsen and Galamba, 2010, p.3). The drivers for growth of SFM
practice are reviewed under section 3.4.
23
3.4
DRIVERS FOR THE GROWTH OF SUSTAINABLE FACILITIES
MANAGEMENT (SFM)
Increased awareness on environmental issues, introduction of building certified
scheme for existing buildings, increasing aging buildings and emerging building
technologies are identified as the drivers for SFM to develop and evolve.
3.4.1 Awareness on Environmental Issues
Buildings have significant impacts on environment, economic and social issues.
United Nations Environment Programme (UNEP, 2006) reported that building sector
consumes 40% of global total energy used and contributes 40% of global total carbon
emissions (see Figures 3.1 and 3.2). This is due to a building consumes huge amount
of materials, resources and energy; meanwhile generate air, water and soil pollution
over its life cycle time (Tucker et al., 2003). Global warming is a major
environmental concern due to large energy consumption and greenhouse gas
emissions by buildings. Price et al. (1998) studied the main drivers of increased
energy demand in buildings were due to urbanization and industrialization. The
increased in commercial floor space contributes to larger energy consumption in
buildings Price et al. (1998).
In addition, pollution from existing buildings causes environmental concerns. In
Singapore, buildings sector is the second largest consumer of electricity after
industrial sector in year 2005 and consumes more than 30% of the total end-use
electricity (MTI, 2007) (see Figure 3.3). Some researchers found out there is a
24
unidirectional causality relationship between electricity consumption and economic
growth (Altinay and Karagol, 2005; Shiu and Lam, 2004; Masih Abul and Masih,
1998). Building sector is a key energy consumer and waste generator in Singapore.
The major expenditure of energy is when buildings are in operation with air
conditioning constituting about 60% of total building energy consumption (National
Climate Change Strategy, 2005). Thus, existing buildings hold the key to unlock the
potential in energy reduction and carbon emission. FM can help in reducing the
environmental impact and improving energy efficiency of existing buildings through
energy retrofitting such as using energy efficient technologies in existing buildings.
Figure 3.1: Share of Built Environment in Resource Use (Source: UNEP, 2006)
Figure 3.2: Share of Built Environment in Pollution Emission (Source: UNEP, 2006)
25
Figure 3.3: Energy Consumption by Sectors in 2005 (Source: MTI, 2007)
3.4.2 Environmental Building Assessment Method for Existing Building
Environmental building assessment methods for new buildings have been introduced
since 1990’s such as Leadership in Energy and Environmental Design (LEED) in the
United States, BRE Environmental Assessment Method (BREEAM) in United
Kingdom and Green Mark Ratings Scheme in Singapore. Recently, building certified
scheme for existing building is introduced in some countries to assess performance of
existing buildings over time. In the United States, LEED for Existing Building:
Operations and Maintenance was launched in 2009 to certify existing buildings with
best practices in achieving energy saving, natural resources and better indoor
environment quality (USGBC, 2011). In the United Kingdom, BRE Environmental
Assessment Method (BREEAM) for existing building such as BREEAM In-Use was
26
developed in 2009 to for existing building’s asset management and building
management performance assessment (BREEAM, 2009). Building Environmental
Performance Assessment Criteria (BEPAC) was introduced in 1993 for new and
existing buildings in Canada. In Australia, National Australian Building
Environmental Rating System (NABERS) was introduced in Australia to assess
environmental performance of existing building using a rating system (NABERS,
2010). There are building assessment schemes for existing building in Asia countries
such as Hong Kong Building Environmental Assessment Method (HK-BEAM)
Existing Building, Building and Construction Authority (BCA) Green Mark for NonResidential Existing Buildings in Singapore and Comprehensive Assessment System
for Built Environment Efficiency (CASBEE) in Japan. FM personnel are urged to
manage existing buildings by taking environmental aspect into consideration to meet
the requirements in legislation with the increased numbers in environmental
assessment schemes.
3.4.3 Increase in Existing Building Stock
There is increased numbers of existing building stock (Alexander, 1998; Shah, 2007).
Inefficiencies in managing aging buildings will lead to higher energy costs (Holness,
2008). In the United States, 90% of current housing stock was built before 1990 and
more than 70% of commercial buildings were constructed before 1980. In the United
Kingdom, 70% of the current buildings that will be used in 2050 have already been
built (IME, 2009). The existing building stock in Singapore stands at 210 million m2
floor area and is still increasing (BCA, 2010b). In view of increasing building stock in
Singapore, it is envisaged that more and more construction works would involve
27
refurbishment, retrofitting and renovation of existing buildings. Wood (2006)
mentioned that existing buildings have potential to contribute to sustainability through
lower ‘embodied energy’. There are many opportunities to achieve energy savings in
existing building stock through energy retrofitting (Sussman, 2007) and buildings
refurbishment (Mickaitytė et al., 2008).
3.4.4 Advancement In Building Technologies
The advancement in building technologies has changed the ways on how FM operates
in. Building technologies such as Building Automation System (BAS), information
technology (IT), Energy Management System (EMS), Communication Management
System (CMS) and Building Information System (BIS) are increasingly adopted in
buildings (Kua and Lee, 2001; Wong et al., 2005). Alexander (2003) anticipated the
emergence of ‘intelligent users’ where knowledge is acquired in integrating building
technologies into building functions in providing optimum building environment.
Thus, there is a need to change the ways how the building is managed. There is an
increased demand on qualified FM profession to manage intelligent buildings.
3.4.5 Gaps in Knowledge to deliver SFM
Nielsen’s et al. (2009) and Shah’s (2007) studies were focused on environmental
aspect. Ayres et al. (2007) studied only the economic aspects of FM. Labuschagne et
al. (2005) investigated social aspect of FM. The gap in knowledge is that these studies
did not take a balanced and holistic approach to integrate economic, social and
environmental aspects in managing building facilities. A holistic approach is
28
important because sustainability is a dynamic and multi-dimensional issue. In
addition, no index has been developed for assessing existing buildings on the extent to
which the FM carried out is sustainable. An index is important because it can be used
to evaluate and compare a building’s performance against an industry standard. As
such, the fieldwork was carried out to fill the gap in knowledge.
3.5
SUSTAINABLE FACILITIES MANAGEMENT VARIABLES
The variables under each economic sustainability, social sustainability and
environmental sustainability principle are reviewed. Macro-sustainable development
issues (organisational practices) are focused in this study instead of micro-sustainable
development issues (individual actions). Shmeleva and Rodríguez-Labajosb (2009)
pointed out that assessment at macro-level is suitable for dynamic and multidimensional nature of sustainability issues. They proposed the use of multi-criteria
decision method to assess sustainability at the macro level (Shmeleva and RodríguezLabajosb, 2009).
3.5.1 Economic Sustainability
Economic sustainability defined in Global Reporting Initiatives as “an organisation’s
impacts on the economic circumstances of its stakeholders and on economic systems
at the local, national and global levels (GRI, 2002). In this study, direct economic
impact at the local level is studied. This is because this study focuses on
29
organisational level. Thus, the internal economic contributions to economic system
are measured. Labuschagne et al. (2005) mentioned external economic contributions
are allocated to social sustainability. Variables studied are organisational annual
turnover, green investment in facilities, and operation and maintenance cost.
3.5.1.1 Organisational annual turnover
Economic efficiency has been used by several authors to describe sustainable
economic system for goods and services provision (Bishop, 1993; Bruce et al., 1996;
Ayres et al., 2007, Stayins et al., 2003). Bishop (1993, p.69) defined economic
efficiency as “under the Pareto criterion, a change in the allocation of inputs (natural
resources, labors and capital) or outputs (intermediate products and final goods and
services) can be said to make society better off if it leaves at least one person better
off without making someone else worse off”. This links back to the intergenerational
equity under sustainability principles (Stayins et al., 2003). The interrelationship
between facilities decisions and organisation’s business strategies has impacts on
financial return (McGregor and Then, 1999). Efficiency in using business resources to
deliver goods and services define how successful a business can be measured
(McGregor and Then, 1999).
3.5.1.2 Investment in facilities
Kibert (2003) proposed green buildings should be viewed as a whole package where
not only design of the green buildings is crucial; its operation, renovation and disposal
are crucial to deliver sustainable built environment. North (1997) found the trend of
30
green investment funds for facilities has become new businesses direction where
emphasis in environment provides business opportunities. Some authors found green
investment in existing facilities delivers a better building performance (Alexander,
1992; Darnall, 2000; Notrh, 1997; Ries et al., 2006). Wood (2006) suggested in his
study on sustainability where investment in existing buildings have potential in
helping in resource conservation. Green and Turrell (2005) carried out a study on how
investment in schools building impacts on pupil’s performance. Green and Turrell
(2005) found that pupils’ achievements, motivation and behaviour have improved
after government’s investment in green facilities (Green and Turrell, 2005).
Investment in renovation and refurbishment for green technologies is found to be
beneficial to organisational returns and corporate social responsibility (Hassanien and
Losekoot, 2002; Keeping and Shiers, 1996).
3.5.1.3 Operation and maintenance cost
Capital Theory has been used to understand sustainable development to develop
indicators of sustainability in economic activities (Adam, 1977; Stern, 1997; Victor,
1991). Under Capital Theory, Fixed Capital (Spengler, 1977), Human Capital (Adam,
1987), Natural Capital (Pearce and Atkinson, 1993) and Social Capital (Colemn, 1988)
are examples of theories that related back to stock of capital. Under Neoclassical
school of thought of Capital theory, maintenance of the natural capital stock is a
condition for sustainable development (Victor, 1991). Victor (1991) explained that
neoclassical indicators of sustainable development are measured using the value of
resources in money terms such as production costs and resources prices. However,
Pearce and Atkinson (1993) critiqued that Capital Theory is a weak measurement for
31
sustainable development. As explained by Faucheux et al. (1997), this is due to
natural resources are depletable and irreversible.
Keynesian school of thought measures capital by incorporating the price elements
which complements the shortfalls in neoclassical capital theory (Victor, 1991).
Capital utilization theory is used to support the economic theory under this study.
Operating and maintenance cost are the indicators in the economic model under
capital utilization theory (Licandro and Puch, 2000). Operations of facilities in terms
of resource capital consumption such as energy linked directly to economic model.
(Licandro and Puch, 2000). Bitros (1976) studied the relationship between income
and expenditures where expenditures in capital for maintenance and repair will
directly impact on the gross investment of an organisation. Maintenance cost
optimization is able to help in delivering economic value to organisation (Dekker,
1996). Miles and David (1996) carried out a study on benefits of “green
refurbishment” of existing commercial buildings in the United Kingdom and
concluded that green buildings generate lower operation costs after refurbishment.
3.5.2 Social Sustainability
Social sustainability performance can be measured using internal human resources
and external dimension or known as macro-social performance (Labuschagne et al.,
2005). In this study, both variables in internal and external social sustainability are
studied. Variables for organisation’s social responsibility towards employees such as
absenteeism, productivity level, and staff recruitment and retention are investigated.
32
Corporate social responsibilities to external population are studied. The variables
included preservation and conservation of existing building and safety management.
3.5.2.1 Absenteeism
People management in an organisation is crucial to achieve sustainable competitive
advantage (McLennan, 2000; Pieffer, 1995). Working environment is important to
ensure workers’ performance in their work (Pieffer, 1995). Absenteeism among
employees due to poor working environment leads to direct and indirect costs to
organisation (Duffy and Price, 2000). Rose (1999) and Willard (2002) found that
workers’ well being and motivation level are correlated to the quality of physical
facilities. Atkin and Brooks (2009) also concluded that stresses at work causes
absenteeism in workers. They further explained that the employees’ satisfaction on
working environment is directly related to absenteeism (Atkin and Brooks, 2009).
3.5.2.2 Productivity level
Grimshaw (1999) linked FM back to the mainstream social and organisational
disciplines using Social Theory. He stated that behaviour of social system is affected
by individual behaviour in the system under Social Theory (Grimshaw, 1999). He
suggested that users’ productivity at workplace is largely affected by the physical
facilities (Grimshaw, 1999). He further commented that space for social interaction
among the users is provided by physical facilities. In addition, Brochner and Dettwiler
(2004) incorporated theories of company growth to theories of space use and
relocation. As the company grows, the demands for space will be different at each
33
growth stage (Brochner and Dettwiler, 2004). Thus, theories based on stages of
company development are linked to architectural theories where physical facilities
need to be flexible to accommodate the changing needs of an organisation (Brochner
and Dettwiler, 2004).
3.5.2.3 Staff recruitment and retention
Bradfird (2000) used organisational theory to describe FM roles in a business. Becker
(1990) found that employees considered physical environment as one of the factors in
their job selection. Staff recruitment and staff retention are crucial in retaining
organisational economic competitiveness (Bradfird, 2000). In healthcare service
industry, staff recruitment and retention is utmost important due to the risks of
exposing to different illness and diseases. This is due to skilled and knowledge needed
in the industry (Hayhurst et al., 2005). There are many studies carried out to examine
the relationship between facilities provided under healthcare service industry and staff
recruitment and retention (Berry et al., 2004; Coile, 2002; Hayhurst et al., 2005; Tai
and Robinson, 1998). Berry et al. (2004) studied on how optimal facilities design can
benefits employees and employers. Lower turnover rates in staff recruitment and
retention will help to reduce economic and social costs (Hayhurst et al., 2005). Earle
(2003) believed that workplace environment improves organisation’s competitive
advantage through corporate identity. He linked physical environment and
organisational culture to study their interrelationship and found that staff satisfaction
level is higher and better communication and teamwork in the organizations studied.
3.5.2.4 Customer satisfaction
34
Organisation has been paying attention in delivering customer or end user satisfaction.
Delivering customer satisfied products or services have become one of the business
strategies (Dube et al., 1994; Greenwell et al., 2002). Hinks and McNay (1999)
attested customer satisfaction is one of the key performance indicators for FM.
Customer satisfaction is defined by Day (1984) as customers’ decision to choose the
services or final products where in their perception (judgment) that performance
exceeds expectation. Customer satisfaction has been used as an indicator for business
performance to strategically position a company’s management of customer services
to meet customers’ needs (Dube et al., 1994; Willard, 2002). Hallowell (1996) proved
that customer satisfaction has a positive correlation with profitability of an
organisation. Greenwell et al. (2002) found that there is a relationship between
physical environment and customers’ behavior. He further explained that customer
satisfaction depends on the physical facilities, final core products and good service
personnel (Greenwell et al., 2002).
3.5.2.5 Preservation and conservation of existing building
Existing buildings stock should be evaluated in terms of their functions and values
delivered by physical buildings (Ravetz, 2008). Ravetz (2008) further commented that
existing building stock helps in retaining cultural identity. He proposed that this can
be done through preserving heritage of the existing buildings (Ravetz, 2008). Jones et
al. (2008) stressed the importance of conserving community resources and heritages
to ensure society continue to grow without forgetting the root of community identity.
35
Conservation Management Plan (CMP), as mentioned by Pearson and Sullivan (1995)
is a management strategy to preserve the heritage values of the physical buildings.
3.5.2.6 Safety management
Cotts et al. (2010) mentioned that public health and safety is important in FM. Cotts
et al. (2010) listed out several safety issues to be concerned in FM such as fire safety,
life safety and environmental safety. Kleindorfer et al. (2005) suggested that health
and safety management should be integrated into green design and operations to
achieve sustainability and they should not be treated separately in the management of
the facilities. With the 911 incident in year 2001, awareness in security and terrorism
attack issues has been increased. Then et al. (2005) emphasizes risk management,
crisis management and business continuity management (BCM) should be integrated
in FM to ensure health and safety of public and occupants. He further suggested that
terrorism preparedness, recover and response plan should be implemented in this new
security environment (Then et al., 2005).
3.5.3 Environmental Sustainability
Environment sustainability depends on economic and social sustainability. (Baumal,
1977) suggested that Production Theory should be used to assess environmental
quality while maximise production economic. Social Environment Theory was used
to link human decision and social behaviours on environment (Irwin, 1978). Miles
(1987) commented that environmental quality is driven by social responsibility and
environmental decisions. Angell and Klassen (1999) proposed that environmental
36
aspect should be integrated into mainstream of FM instead of viewing environment
issues as a separate matter. They suggested that through supply chain management,
product and process technology and operation tactics, environment issues can be
managed under FM (Angell and Klassen, 1999). The variables studied included
energy and water management, procurement policies, waste management, indoor
environment quality and transportation access within a building.
3.5.3.1 Energy and water management
The main concern in environmental issues is resource management for energy and
water in buildings (Then, 1999). Barrett and Baldry (2003) suggested that building
appraisal should take into account of energy performance information such as
electricity bills. The purpose is to track the records and identify the trends of energy
consumption and thus energy management can be improved (Barrett and Baldry,
2003, Sawyer et al., 2008). In addition, water consumption management is crucial to
achieve environmental sustainability. According to the report in United Nations
Environmental Program (UNEP), buildings consume 20% of the existing water
resources (UNEP, 2009). Water management is one of the key issues in resilience
building management (Folke et al., 2002). Folke et al. (2002) suggested that lower
water usage can be achieved through installing water efficiency devices, water
treatment and low-flow plumbing fixtures.
37
3.5.3.2 Procurement policies
Barrett and Baldry (2003) forecasted that there will be a change in the procurement
criterion where best value is emphasized over the lowest cost procurement policy.
Supply chain management has been related to purchasing, sourcing and supply
activities management (Seuring and Müller, 2008). Seuring and Müller (2008) linked
the triple bottom line of sustainability into supply chain management through
purchasing sustainable products. Sustainable products are known as products that aim
to improve social and environmental quality (Bowen et al., 2001). Sarkis (2003)
proposed a framework using analytic hierarchy process (AHP) to integrate green
building products into supply chain management.
3.5.3.3 Waste management
Waste management is important to reduce impacts on environment (Erdogan and
Baris, 2007). In addition, waste management aims to decrease the costs of disposal
and potential health issues on human (Lasten, 2007). Reduce, reuse and recycle are
the strategies that are commonly practised in waste management (Erdogan and Baris,
2007). Reduce means reduction in waste generated (Lausten, 2007). Lausten (2007)
identified energy and water consumption as the two major contributors to the
environment degradation. The costs of reuse are always compared with the costs of
the production and storage cost (Lausten, 2007). However, in the long run, waste
reuse strategy can generate more savings in the life cycle cost (Lausten, 2007). Waste
recycling is the most commonly adopted approach in waste management (Erdogan
and Baris, 2007). Recycling of waste can reduce environmental costs and raw
38
materials consumption (Kaseva and Gupta, 1996). Erdogan and Baris (2007)
suggested that efforts in waste management should involve not only management staff
but also stakeholders who have direct concern with the environmental issues.
3.5.3.4 Indoor environmental quality
Indoor environmental quality aims to examine occupants’ acceptance and satisfaction
level in areas such as thermal comfort, indoor air quality (IAQ), visual comfort, noise
level and space allocation (Wong et al., 2008). Browning and Romm (1995)
commented that human health and productivity can be achieved through a conducive
interior environment quality.
Sick building symptoms can be reduced by addressing IAQ problems in building
(Reynolds et al., 2001). Cheong and Chong (2001) highlighted on the importance of
thermal comfort to maintain a thermally comfortable indoor air quality. Cheong and
Chong (2001) developed a framework to combine thermal comfort parameters into
IAQ audit for buildings in Singapore. On the other hand, Sekhar et al. (2003) created
a multi-disciplinary model to integrate IAQ element into energy auditing process. An
Indoor Pollutant Standard Index (IPSI) was developed by Sekhar et al. (2003) to
assess buildings’ IAQ and energy in hot and humid countries. In Singapore, Sekhar et
al. (2005) developed a Single Coil Twin Fan (SCTF) air conditioning system to
provide optimum indoor environmental quality. SCTF enhances ventilation
circulation and delivers occupants’ cooling needs (Sekhar et al., 2005).
39
Wong et al. (2008) proposed an indoor environment quality assessment framework
using multivariate logistic regression model. They further commented that subjective
and qualitative feedback can be translated into quantitative assessment under the
model to assess occupants’ acceptance and satisfaction level on a building’s
performance (Wong et al., 2008).
3.5.3.5 Transportation Access
One of the intelligent building technologies is building transportation (Ting and Chan,
1999; Wong et al., 2005). Fergusan (1990) carried out a study on the measures on
how to manage transportation systems within and off the buildings. He further
suggested that transportation demand management (TDM) enable effective on-site
employee transportation management and car parking provisions (Fergusan, 1990).
Murray et al. (1998) mentioned accessibility to public transport increase the chance of
people using public transport and reduce carbon dioxide emission from vehicles.
Disabled people’s access needs within a building is getting more attention (Imrie and
Kumar, 1998; Petrie et al., 2006). This is due to the public policies in built
environment development and regulation (Imrie and Kumar, 1998). Accessibility of
disabled people in a building improves quality of life and opportunities of using
facilities (Roy, 1997). In Singapore, Building Construction and Authority (BCA)
takes effort in providing facilities that are accessibility to disabled people such as the
implementation of the Code on Barrier-Free Accessibility in Buildings 1990 and Free
Accessibility (BFA) Upgrading Programme (2007-2011) (BCA, 2010).
40
3.6
CONCEPTUAL FRAMEWORK FOR SUSTAINABLE FACILITIES
MANAGEMENT (SFM)
Wood (2006) studied on the role of existing buildings in the sustainability agenda and
found that existing buildings do not stand alone but interact with physical
infrastructure, cultural and heritage in the society. He further suggested that existing
buildings can be improved to avoid constructing new buildings where more resources
will be consumed if building new (Wood, 2006). Sunikka (2003) mentioned that
sustainability potential lies in management systems of the existing building stock.
Hong et al., (2006) and Mickaitytė et al. (2008) suggested that building refurbishment
is able to reduce the energy consumption and create a better living.
There are several studies linked sustainability principles into FM practices. Shah
(2007) proposed a framework of implementation of green FM management through
building automation system. Sobotka and Wyatt (1998) proposed strategies in ecorenovation for existing buildings. Their study has two limitations where social aspect
did not taken into account and did not address the issues of the energy embodiment in
renovation. Häkkinen and Nuutinen (2007) linked sustainable construction into life
cycle facilities management. However, their study did not take into account the
different business goals and trade-offs in organisations. Changing environment should
be considered in the life cycle approach (Wyatt et al., 2000). Mickaitytė et al. (2008)
proposed green refurbishment to achieve sustainable built environment. Epstein
(2009) and Folke et al. (2002) mentioned that the three sustainability bottom lines
(economic, social and environment) should be viewed in an integrated ways. The
41
three aspects are inter-linked and impact on each other. Thus, economic, social and
environment should be integrated in the sustainability framework (Folke et al., 2002).
FM has been used as a business case for sustainability. There are studies carried out
on using sustainability as a business case to achieve competitive advantage (Epstein
and Roy, 2003, Paumgartten, 2003). There are mixed findings in using business case
for sustainability. Holliday et al. (2002) mentioned being sustainable by taking care of
social and environmental aspect could not make a company more profitable. He
explained that there are too many variables in contributing towards company’s
profitability and there is no evident to prove the direction of causality (Holliday et al,
2002). However, business case for sustainability offers bundle of opportunities for
companies to be innovative to offer sustainable solutions (Holliday et al., 2002).
Sustainable approach will directly and indirectly create values to the company. In the
past, companies focused on getting ISO 14000 Environmental management, ISO
19000 Quality Management, but now the importance of social is also emphasized.
Companies realized social aspects also need to be taken care of. Some authors
ascertain the relationship between business and sustainability can be linked by
physical facilities (Epstein and Roy, 2003; Paumgartten, 2003). Companies may use
FM as a platform to perform sustainable business strategies. FM is able to enhance
business sustainable performance such as lower operating cost, resource allocation,
eco-efficient operation and more productive workers (Willard, 2002).
42
3.7
SUMMARY OF CHAPTER
Clients and customers are increasingly interest to deliver sustainable built
environment. The principles in sustainable development were reviewed. The new
term, SFM was mentioned by several authors to apply the sustainable development
principles into FM. The drivers for SFM were reviewed and it was found that
increased awareness environmental issues, increased numbers in environmental
building assessment methods for existing building, increased in existing building
stock and advancement in building technologies are the factors that drive the growth
of SFM.
SFM variables under economic, social and environment were reviewed. For economic
sustainability, the variables studied include organisation annual turnover, investment
in facilities and operation and maintenance cost. Variables such as absenteeism,
productivity level and staff recruitment and retention, customer satisfaction,
preservation and conservation of existing building and safety management were
reviewed under social sustainability. Under environment sustainability, variables
reviewed were energy and water management, procurement policies, waste
management, indoor environmental quality and transportation access. Finally, a
conceptual framework for SFM was formulated based on the literature review.
43
_____________________________________________________________________
CHAPTER 4:
LITERATURE REVIEW ON EXISTING BUILDING PERFORMANCE
ASSESSMENT METHODS
_____________________________________________________________________
4.1
OVERVIEW OF CHAPTER
This chapter discusses the importance of building performance assessment to assess
an existing building. This is followed by the reviews on the different building
performance assessment tools to evaluate performance in existing buildings.
Environmental building assessment methods developed in various countries are
discussed in this chapter. Each building performance assessment method is critiqued
on their application to deliver sustainability in existing buildings.
4.2
ROLES OF BUILDING ASSESSMENT TOOLS
Sustainable building solutions are gaining attention in organisations (Haapio and
Viitaniemi, 2008; Thomas and David, 2006). This trend provides challenges in
building assessment tools to assess a building as an integrated entity (Thomas and
David, 2006). Ding (2008) suggested that building assessment tools such as rating
system are crucial to provide a framework to assess a building from pre-design to
post-construction stage. A building’s performance can be benchmarked against the
building standards and similar building groups (Cole, 1999). Through benchmarking,
a building’s owner can improve existing building using criterion provided in the
44
building assessment framework (Cole, 1999; Ding, 2008). Organisations can prioritise
their goals to improve building sustainability through the assessment results (Ding,
2008). Raar (2002) noted that firms are increasingly motivated to provide a separate
environment or building performance report to fulfill social responsibility.
There are existing performance indices help in evaluate firms’ performance in the
sustainability views such as world index Dow Jones Sustainability Index (DSJI). DSJI
which was launched in 1999 has been widely adopted by firms to report Corporate
Social Responsibility (CSR). DSJI focuses on asset and monetary term is used to
measure a firm’s performance. Complications in applying DSJI are the main barrier in
adopting the index for the firms (Ricart et al., 2005). The main barriers are the use of
complicated Laspeyres formula in calculating DSJI and the need of expertise’ inputs
for the index (Ricart et al., 2005).
4.3
CURRENT BUILDING ASSESSMENT METHODS FOR EXISTING
BUILDINGS
Under this section, most commonly used environmental building assessment methods
to evaluate existing buildings’ performance are discussed together with their
application. Critiques on each assessment schemes are carried out based on the
principles in sustainability.
BRE Environmental Assessment Method (BREEAM) was the first building
assessment scheme developed to assess a design and construction of a building
45
(BREEAM, 2009). Thereafter, different environmental assessment schemes were
developed to meet different needs in different countries. There are increased numbers
of environmental building assessment rating schemes to assess existing buildings
instead of newly developed buildings. This is due to the increased in existing building
stock (Sussman, 2007). There are Leadership in Energy and Environmental Design
for existing building (LEED-EB) in the United States, BRE Environmental
Assessment Method (BREEAM) in the United Kingdom, Building Environmental
Performance Assessment Criteria (BEPAC) in Canada, National Australian Building
Environmental Rating System (NABERS) in Australia, Green Mark Scheme for
Existing Building in Singapore and Hong Kong Building Environmental Assessment
Method (HK-BEAM) in Hong Kong. It can be observed that the current building
assessment is moving towards to compulsory instead of voluntary (Gibberd, 2001).
4.3.1 Leadership in Energy and Environmental Design for Existing Building
(LEED-EB)
LEED-EB was the first environment assessment rating system initiated for existing
buildings by The United States Green Building Council (USGBC) in October 2004.
LEED-EB is a rating system which aims to improve building performance at the same
time reduce overall operating costs and improve building occupants’ productivity
(LEED-EB, 2009). The types of existing buildings which are qualified to be rated
under LEED-EB for its operations and maintenance are public or private commercial
buildings, institutional buildings, and high rise residential. The USGBC has
incorporated Alternative Compliance Paths (ACPs) under LEED for projects outside
the United States (USGBC, 2009). This shows the importance of rating system to be
46
able to adapt the needs of different countries across the borders. The credits under the
rating system are judged based on seven areas: sustainable sites, water efficiency,
energy and atmosphere, material and resources, indoor environmental quality,
innovation in operations, and regional priority. LEED-EB is critiqued against the
three main sustainability pillars below:
4.3.1.1 Economic
Under the category of ‘sustainable sites’, there is no direct measurement on economic
value of the existing building. The credits are dedicated to pest management, heat
island and pollution reduction, which are mainly focused on environmental issues.
Under ‘water efficiency’ category, credits provided for water performance
measurement and water efficient landscaping which are related to economic
measurement for sustainability. In addition, energy optimization under ‘energy and
atmosphere’ category is measured in economic term. Under category of ‘innovation in
operations’, the credits are given to the efforts in documenting sustainable building
cost impacts.
4.3.1.2 Social
Under ‘indoor environmental quality’ category, credits relating to social aspects are
mainly awarded to indoor air quality best management practices, occupant comfort
such as thermal and day lighting provided.
47
4.3.1.3 Environment
The environmental aspects are evaluated under all the categories. Under the category
of ‘sustainable sites’, the credits are awarded to heat island and pollution reduction,
commuting transportation and site protection. Cooling tower water management under
‘water efficiency’ category is credited for environment friendly management. Under
the category of ‘energy and atmosphere’, the credits are awarded to building
commissioning, performance measurement on building automation system and
emission reduction management, which are related to environmental aspects. Solid
waste management is credited under category of ‘material and resources’. Under the
category of ‘indoor environmental quality’, the credits are given to green cleaning
such as purchasing of sustainable cleaning products, sustainable cleaning equipment,
indoor chemical and pollutant source control and indoor integrated pest management.
4.3.1.3 Critique of LEED-EB
The main weakness of While LEED-EB is that it focuses more on environmental
issues, placing minimum weight on economic and social sustainability. Economic
aspects like investment in green building technologies and an organisation’s financial
performance are not evaluated. Hoffman and Henn (2008) mentioned budget for green
facilities investment is an important factor to drive the success of a green building.
Social aspects like occupants’ performance in terms of productivity level, retention
and recruitment are considered in the assessment framework. Building performance
are assessed based on credits given. However, there is no weightage used in LEED-
48
EB and this leads to the problem of assessing the importance of each individual
element.
4.3.2 Building Research Establishment Environmental Assessment Method InUse (BREEAM)
Building Research Establishment or BRE Environmental Assessment Method
(BREEAM) was an independent rating system established in UK in 1990. BREEAM
established a new scheme for existing buildings assessment called BREEAM In-Use
(BIU) in 2009 to help building managers to reduce the operational costs and improve
existing buildings’ performance in terms of environmental aspect (BREEAM, 2009).
This aims to reduce carbon footprint of existing building stock (BREEAM, 2009).
BIU Certification Scheme is divided into three parts. The first two parts are designed
for commercial, industrial, retail and institutional buildings whereas part three of the
scheme is meant for offices. BIU evaluates on energy and greenhouse gas emissions,
water, waste, air quality, noise, lighting, property protection and fire protection. BRE
environmental and sustainability standard, BES 5058, is designed to use to assess the
key performance indicators (KPI) for three parts. They are asset performance,
building management performance and organisational effectiveness (BREEAM,
2009). The variables under each category are weighted on their importance and
percentage scores are obtained to calculate the rating. Table 4.1 shows the summary
of BIU BES 5058 standards. Critiques on BIU certification scheme are presented
below.
49
Table 4.1: Rating scope under Part 1, 2 and 3 in BIU BES 5058
Part 1 Asset – the inherent performance characteristics of the building based on its
built form, construction and services
Part 2 Building management – the management policies, procedures and practices
related to the operation of the building; the consumption of key resources
such as energy, water and other consumables; and environmental impacts
such as carbon and waste generation
Part 3 Organisational effectiveness – the understanding and implementation of
management policies, procedures and practices; staff engagement; and
delivery of key outputs. Note: The criteria for Part 3 is based on office
buildings only, other building types can be assessed but will be indicative
only.
Source: BRE Environmental and Sustainability Standard (BES 5058: Issue 1.2)
4.3.2.1 Economic
The economic aspects being evaluated under BIU included maintenance and
refurbishment policies that are adding value to the existing building asset. Under part
3 of the standard, ‘organisational effectiveness’ provides the assessment on
stakeholder engagement in producing sustainable building.
4.3.2.2 Social
Social aspect is covered under the category of ‘health and wellbeing’ under rating
scope parts 1, 2 and 3. Lighting, indoor air quality, thermal comfort, acoustic
performance, volatile organic compound, occupant satisfaction surveys, staff
feedback and management training are included under the weighting scores.
50
4.3.2.3 Environment
The environment issues such as energy, water, materials and waste management,
pollution management, transportation, purchasing policies, land-use control, fire
protection and environmental responsibility manual are included in parts 1 to 3.
4.3.2.4 Critique of BREEAM In-Use
Economic aspect such as stakeholder engagement in providing building funds for
sustainability is covered under BIU. Public participation is emphasized under the
category of ‘health and well-being’ and this reflects that social aspect of sustainability
is covered under the scheme. The certification scheme focuses mainly on
environmental policies and pollution reduction of buildings and construction sites.
However, there is a lack of assessment on the social issues such as productivity level
of occupants in the facility. Copper (1999) commented that BREEAM method has
major focus on ‘environment’ while minimum emphasis on ‘futurity’ and ‘equity’
when evaluated against PICABUE principles. BIU separates the rating scores into
asset, building management and organisational effectiveness and it is noted that the
variables under each category are repetitive. This may defeat the integrated approach
in evaluating a building. As mentioned by Morrison-Saunders and Therivel (2006),
the three main pillars of economic, social and environment are inter-related and
should not be evaluated separately. Gibson (2006) commented that sustainability is an
integrative concept and thus the three sustainability pillars should be integrated in the
decision making process.
51
4.3.3 Building environmental performance assessment criteria (BEPAC)
Building environmental performance assessment criteria (BEPAC) is developed in
Canada in 1993 for environmental performance evaluation for both new and existing
commercial buildings. BEPAC comprises a comprehensive set of environmental
assessment in five areas: ozone layer protection, environmental impacts of energy use,
indoor environmental quality, resource conservation and site and transportation
(BEPAC, 1993). BEPAC’s principles are based on the design and management of the
building which evaluated in two stages: first stage is for base building and second
stage is for tenancy of the buildings on how the building is used and managed
(BEPAC, 1993).
Critique of BEPAC
BEPAC focuses only on environmental performance evaluation through environment
modelling for buildings (BEPAC, 1993). The economic and social aspects are
excluded under BEPAC rating system. Shi and Xie (2009) commented that BEPAC
might need to consider adding in economic and social issues in the evaluation
framework to meet the current needs in the evaluation tools.
4.3.4 National Australian Built Environment Rating System (NABERS)
In Australia, two green building rating tools are commonly used: National Australian
Built Environment Rating System (NABERS) and Green Star (NABERS, 2010).
Green Star environmental rating tool was developed in 2004 to evaluate new
52
building’s design. NABERS was launched in 1996 in Australia. NABERS is a
performance-based rating system for existing buildings during its operational life
(NABERS, 2010). It has a separate rating system for different types of buildings
which includes office building, office tenancy, hotels, shopping centres and homes.
NABERS for offices measures environmental performance of existing buildings
according to four key impact categories: energy use and greenhouse emissions, water
use, waste and indoor environment. NABERS is able to provide an indication for
comparison with other building of same type on how does the operation of building
impacts on the environment (NABERS, 2010).
4.3.4.1 Economic
Under NABERS Energy, energy cost is evaluated based on a scale of five where one
star being the least favourable. Water usage performance is measured under the
category of ‘water’ based on 6-points rating where 6 stars is considered as market
leading performance.
4.3.4.2 Social
Occupant satisfaction on thermal comfort, acoustic, indoor air quality, cleaning of
systems, lighting and office layout are assessed through surveys under the category of
‘indoor environment’.
53
4.3.4.3 Environment
Pollution reduction is assessed under the category of ‘energy’ whereas water
efficiency equipment implementation is rated under the category of ‘water’.
Performance in materials recycling under the category of ‘waste’ is assessed.
4.3.4.4 Critique of NABERS
The meaning of each rating score is defined for each assessment variable. However,
the variables under each category are not comprehensive to cover the three
sustainability pillars. For instance, green procurement is not covered under
environmental aspect. In addition, there is a lack of assessment in terms of
management commitment such as stakeholders’ participation. Besides, building
occupants’ performances such as productivity level are not assessed under the rating
scheme.
4.3.5 Comprehensive Assessment System for Built Environment Efficiency
(CASBEE)
CASBEE was launched in Japan in 2004 by Japan Sustainable Building Consortium
(CASBEE, 2007). CASBEE has four basic assessment tools: CASBEE for Pre-design
(CASBEE-PD), CASBEE for New Construction (CASBEE-NC), CASBEE for
Existing Building (CASBEE-EB) and CASBEE for Renovation (CASBEE-RN) to be
applied in each life stages (CASBEE, 2007). Weightings are used in CASBEE and
applied at the individual credit level. It applies eco-efficiency life cycle concept into
54
the assessment framework and use Building Environmental Efficiency (BEE) as an
indicator to achieve high quality of building with lower environmental load
(CASBEE, 2007). The weighting scores can be improved by using more measures for
an environmental issue. This can use to adapt the different needs of an organisation
(Saunders, 2008). The categories analysed under CASBEE are energy efficiency,
resource efficiency, local environment and indoor environment. CASBEE-EB and
CASBEE-RN are critiqued on their relevance to sustainability.
Figure 4.1: Classification and rearrangement of assessment items into
Q (Building environmental quality and performance) and
L (Building environmental loadings)
Source: CASBEE, 2007
4.3.5.1 Economic
Energy and water usage are not translated into monetary value.
4.3.5.2 Social
The social issues considered under CASBEE are related to indoor environment
performance such as thermal, acoustic, daylighting, air quality, space functionality,
durability such as earthquake resistance and flexibility and adaptability of spatial
55
usage. These variables are rearranged into Building environmental quality and
performance (Q) and acted as the numerator of BEE.
4.3.5.3 Environment
Landscape preservation, pollution reduction and resources and materials usage are
assessed under CASBEE. These variables are rearranged into Building environmental
loadings (L) and operated as the denominator of BEE.
4.3.5.4 Critique of CASBEE
CASBEE does not include economic aspect into the assessment. Social and
environment issues are included in the calculation of BEE where a higher Q value is
desirable to obtain better assessment classification whereby ‘S’ is the excellent grade
and ‘C’ is poor. Saunders (2008) commented that it is not possible to calculate the
value of individual variable under each category because the value is dependent on
the final score. Also, comparison with other category groups is not possible as the
weighting score is incomparable (Sunders, 2008).
4.3.6 Green Mark for Existing Buildings (GM-EB)
In Singapore, Building Construction and Authority (BCA) developed a Green Mark
Scheme for existing buildings (GM-EB) in 2009 which covered commercial
buildings, residential, and schools (BCA, 2009). The areas of assessment under GMEB are energy efficiency, water efficiency, environmental protection, indoor
56
environmental quality, and other green features and innovation. In 2008, Singapore
Government imposed a legislation on existing buildings with existing gross floor area
(GFA) more than 2000m2 to achieve minimum environmental sustainability standard
(BCA, 2008). Under Building Control (Environmental Sustainability) Regulations
2008, existing buildings with GFA more than 2000m2 which undergo major
retrofitting required to obtain Green Mark Certified level. There are four green mark
awards rating under GM-EB scheme: Green Mark Platinum (90 points and above),
Green Mark Gold Plus (85 to 90 points), Green Mark Gold (75 to 85 points) and
Green Mark Certified (50 to 75 points). Cash incentives for upgrading and retrofitting
are provided for existing buildings that obtained awards under GM-EB (BCA, 2009).
BCA GM for non-residential existing buildings is critiqued on its relevance to
sustainability.
4.3.6.1 Economic
The energy efficiency is translated into energy saving and points are given for saving
more than 10% over the past 3 years from own Energy Efficiency Index. The control
of water usage through monitoring is rewarded with points. Post occupancy
evaluation includes evaluation of cost effectiveness of the energy and water facilities.
4.3.6.2 Social
Social issues are assessed under post occupancy evaluation, indoor environmental
quality and sustainable operation and management categories. Occupant’s satisfaction
is evaluated through surveys. Indoor air quality performance, lighting quality, thermal
57
comfort and noise level are assessed under indoor environmental quality category.
Under category of sustainable operation and management, public can participate
through green guidelines displayed and this effort is awarded with points.
4.3.6.3 Environment
Environmental related issues such as waste management, greenery, public transport
accessibility, renewable energy application and water efficiency fittings are assessed
and points are awarded.
4.3.6.4 Critique of GM-EB
The three main pillars under sustainability are covered under GM-EB assessment
scheme. Sustainable operation and management which are focused on building
management plan is assessed. The guidelines assist FM personnel in planning and
implementing building management system. However, GM-EB does not adopt
weighting system and comparison cannot be carried out with other similar buildings.
4.3.7 HK-BEAM for Existing Buildings
The Hong Kong Building Environmental Assessment Method (HK-BEAM) was
established in HK-BEAM for existing air-conditioned office buildings (Version
2/99R) assesses operation, maintenance and management of existing buildings (HKBEAM, 1999). Under HK-BEAM for existing office buildings, a range of
58
environmental issues are rated based on a set of good practices criteria. The
performance rating scheme is divided into three categories: global issues and use of
resources, building and local issues and indoor issues. There is an additional under
category innovations and enhancements which provide flexibility of the application of
the assessment criteria.
4.3.7.1 Economic
Annual energy and water usage are assessed and different credits are available for
different types of building such as commercial and residential building.
4.3.7.2 Social
Indoor environmental quality assessment includes safety, hygiene, indoor air quality
and ventilation, lighting, acoustics and noise and building amenities. These variables
are assessed based on standards such as ASHARE. Credits are given to protection
effort in cultural heritage elements in building. HK-BEAM considers additional issues
such as safety and hygiene in the building. This is due to the severe acute respiratory
syndrome (SARS) outbreak in 2003.
4.3.7.3 Environment
Energy efficient systems and equipment and water conservation efforts are awarded
with credits. Site aspects which include location and site management are assessed.
Car parking provision and public transport accessibility are assessed. This might be
59
due to the land scarcity issues in Hong Kong and local transport is important to be
considered in the assessment.
4.3.7.4 Critique of HK-BEAM for Existing Building
HK-BEAM for Existing Building rating scheme focuses mainly on social and
environmental issues and pays minimal attention to economic assessment. The scope
of social aspects covered under the scheme is broader compared to other schemes
discussed previously. This might be due to the land scarcity and population
congestion issues in Hong Kong.
Table 4.2 Summary of Criteria for Assessment and Methods for Assessment
Criteria for Assessment
Methods for Assessment
Leadership in Based on seven areas:
Credits are given based on a
Energy and
rating system.
• sustainable sites
Environmental • water efficiency
Design for
• energy and atmosphere
Existing
• material and resources
Building
• indoor environmental
(LEED-EB)
quality
• innovation in operations
regional priority
Building
BREEAM In-Use evaluates on: The variables under each
Research
• energy and greenhouse gas category are weighted on their
Establishment
importance and percentage
emissions
Environmental
scores are obtained to calculate
• water
Assessment
the rating.
• waste
Method In- Use • air quality
(BREEAM)
• noise
• lighting
• property protection
• fire protection
Building
Environmental assessment
BEPAC’s principles are based
environmental
focuses in five areas:
on the design and management
performance
of the building which evaluated
• ozone layer protection
assessment
in two stages: first stage is for
• environmental impacts of
criteria
base building and second stage
energy use
(BEPAC)
is for tenancy of the buildings on
• indoor environmental
60
Criteria for Assessment
quality
• resource conservation
• site and transportation
National
Environmental performance of
Australian Built existing buildings is evaluated
Environment
based on four key impact
Rating System
categories:
(NABERS)
• energy use
• greenhouse emissions
• water use
• waste and indoor
environment
Comprehensive The categories analysed under
Assessment
CASBEE are:
System for Built • energy efficiency
Environment
• resource efficiency
Efficiency
• local environment
(CASBEE)
• indoor environment.
Green Mark for The areas of assessment are:
Existing
• energy efficiency
Buildings (GM- • water efficiency
EB)
• environmental protection
• indoor environmental
quality
• other green features and
innovation.
4.4
Methods for Assessment
how the building is used and
managed.
The meaning of each rating
score is defined for each
assessment variable.
Building Environmental
Efficiency (BEE) is used as an
indicator to assess building
performance.
Scores are given based on a
rating system.
SINGE-DIMENSIONAL VERSUS MULTIPLE-DIMENSIONAL
APPROACH
Majority of the current building assessment methods are focused on environmental
issues and paying minimal attention to economic and social aspects mentioned in
Brundtland report. Copper (1999) critiqued on building performance assessment
method that focused only on environmental issues is insufficiency to address the
sustainability issues in built environment. Walker et al. (2007) commented in their
study where sustainability is not only about the environment; it is also about how the
operation of business and management of people. Furthermore, Copper (1999)
61
pointed out that assessment which focuses only on environmental issues offer relative
measurement
instead
of absolute
measurement. Corporate
contribution to
sustainability need to be assessed in absolute degree of economic, social and
environmental performance (Figge and Hahn, 2004). This is because effectiveness
measures adopted by organisation can be calculated using absolute sustainability
indictors (Stahlmann and Clausen, 2000). Figge and Hahn (2004) critiqued that
relative measures do not provide information about eco- and social effectiveness.
Ragas et at. (1995) mentioned that absolute sustainability indicators must be weighted
and aggregated. Munda (2005) proposed to use multidimensional indicators to
measure sustainability in an aggregate term. Furthermore, with an absolute
assessment, facilities performance benchmarking can be carried out to compare
buildings of similar nature (Douglas, 1996; Gilleard and Wong, 2004).
Ding (2008) critiqued that a single-dimensional approach in building performance
assessment is insufficient to address the multiple components involved in measuring
building performance. Besides multiple components, different stakeholders with
different objectives are involved in each building. Some authors (eg. Ding, 2008;
Gibberd, 2001) suggested using a multi-dimensional approach based on Multiple
Criteria Decision Analysis (MCDA) in the decision making process.
MCDA is
suitable because multiple criteria and objectives involving the triple bottom line in
sustainable built environment are to be considered. For variables that are not directly
measurable, multi-dimensional indicators may be constructed to assess these
qualitatively (Gilleard and Wong, 2004).
62
4.5
SUMMARY OF CHAPTER
This chapter reviewed the different assessment tools which are used to evaluate
building performance. Existing building assessment methods and their features were
reviewed and evaluated based on the principles in sustainability. It is concluded that
the existing building assessment methods
are predominately focused on
environmental issues and minimal emphasis on economic and social aspects. The
assessment methods such as LEED-EB, NABERS, CASBEE and GM-EB are based
on points system and no weighting scores are calculated. This means comparison with
other categories in the assessment scheme is not possible. Several authors proposed
that performance of existing buildings should be measured in absolute terms by using
multi-dimensional approach instead of single-dimensional approach in order to
address different objectives of the stakeholders.
63
_____________________________________________________________________
CHAPTER 5:
RESEARCH METHOD
_____________________________________________________________________
5.1
OVERVIEW OF CHAPTER
This chapter presents the research method adopted to accomplish objectives set out in
section 13. Research design, data collection method, data collection instrument and
sampling method are discussed. The rationales for the chosen research method for this
study are explained. Data collection is through survey questionnaire. The questions in
the survey are explained. Types of statistical methods used to analyse the data are
explored. Results for analytical analysis are discussed.
5.2
RESEARCH DESIGN
The research methods adopted were: survey for phase 1; and case studies for phase 2.
During phase 1, survey questionnaire was designed to collect data on the performance
of office buildings. Cohen et al. (2001) suggested quantitative data for building
performance can be evaluated through survey. Preiser (1995) suggested survey is
useful to conduct post-occupancy evaluation in FM. In addition, survey is chosen to
identify important variables contribute to sustainable FM. The data was used to
develop a sustainability index for FM. This was followed by a case study in phase 2
where the index is applied. Case study research was chosen because qualitative data
can be collected to study the feasibility of the proposed index (Amaratunga and
64
Baldry, 2001). Jick (1979) proposed triangulation can be achieved through a
combination of survey design and fieldwork to improve validity and reliability of
data. He also pointed out that through this combination, generalizability of research
results can be increased. The reason to use survey questionnaires and interviews to
collect data is due to most of the FM variables studied are qualitative. For example,
the extent of preventive maintenance is practised can only be measured by asking
respondents to rate the point scales. In addition, Amaratunga and Baldry (2001)
explained that the rationale of FM practices adopted by organisations can be explored
through case studies.
An exploratory study was carried out before survey questions were finalised. The
exploratory study included preliminary survey and interviews. The questions in the
preliminary survey questions focused on finding out the causes of not practicing
sustainable FM in office buildings. The interviews were carried out in order to
understand the interviewees’ reasons behind the chosen answers. Five industry
practitioners were selected based on convenience sampling and their profiles are
shown in Table 6.1. The questionnaires were then developed for the survey.
A pilot study was carried out prior to industry wide survey. The purposes are to
identify ambiguous questions and wordings in the survey to avoid difficulties in
analyzing the data (Bell, 1996). In addition, a pilot study is able to help to test
suitability of data collection techniques used (Naoum, 2007). Four FM practitioners
were invited to complete the preliminary survey and responses were collected. Their
profiles are shown in Table 6.2. This was followed by interviews with regard to the
issues raised by the respondents on the preliminary survey questions. The feedback
65
and inputs from the respondents were noted and survey questions were revised and
sent back to them for reviewing. The survey questionnaire was finalised.
Survey results were collected and analysed. Subsequently, a framework of
sustainability index for FM was developed using Multi-attribute Value Theory
(MAVT). Subsequently, the SFMIndex was applied in a case study. A case study was
used to evaluate building performance using the proposed SFMIndex. Tellis (1997)
suggested that case study can be used for sociological study where subjective
viewpoint of the participants can be collected by using multiple sources of data.
There are three types of case studies identified by Yin (1993): Exploratory,
Explanatory, and Descriptive. Descriptive method was chosen for this study. This is
because procedures of a particular event can be documented through descriptive case
study (Yin, 1981). The main purpose of the case study research was to develop and
understanding of FM practices adopted in an organisation and evaluated its
performance. Through descriptive case study, the reasons behind FM practices
adopted can be answered based on theories (Yin, 2003).
5.3
DATA COLLECTION METHOD
For the survey, the data collection was by mail. The survey package comprised a
cover letter to explain the purpose of the study, an instruction guide and a set of
questions. The advantages of mailed survey are ability to cover spatially dispersed
respondents and respondents were given more time to think about the questions before
giving their responses (Tan, 1995). However, Jones (1979) pointed out that
66
disadvantage of mailed survey is low response rate as there is no control over the
respondents. In order to overcome this limitation, the survey questionnaire was
designed to ensure anonymity by not requiring respondents to state their name and
company name. Jones (1979) mentioned that respondents feel more comfortable in
giving anonym responses especially if confidential information is asked. Respondents
were required to return their completed questionnaires within one month. A selfaddressed envelope with pre-paid postage was attached together with the
questionnaire. Follow up telephone calls were made one month after survey forms
were sent out to remind respondents to complete the questionnaire. This is to increase
the response rates (Lindsey, 1921). A summary of the results is promised to be sent to
those who leave their email in the survey. This is to encourage their completeness in
providing information in the survey.
For case study, multiple sources of data were collected to (Yin, 1984). Triangulation
strategy was adopted in order to increase the data validity by combining multiple
observers, theories, methods, and empirical data (Denzin, 1984). Denzin (1984)
suggested triangulation can be achieved through cross verification from more than
two resources. Qualitative and quantitative data thus were collected in the case study
to assist in the data validation. As mentioned in Yin (1994), to improve the
constructability, internal validity, external validity and reliability of the case study,
data collection should be treated as design issue. The sources of data collected for the
case
study included
archival
records,
interviews,
direct
observation
and
documentation. Archival records such as electricity consumption were gathered. A list
of structured questions were prepared and to be asked during the case study interview.
Direct observation was carried out on the physical facilities provision within the
67
building. Documentation such as the historical information and Green Mark award
obtained for the building were studied.
5.4
DATA COLLECTION INSTRUMENT
Survey questionnaire was chosen for cognitive testing (pilot testing) to test the
reliability and validity of the variables constructing SFMIndex. In addition, it can be
used to gather information to understand the current FM practices adopted in existing
office buildings in Singapore. The importance of SFM variables can be rated by FM
practitioners based on their experiences in FM field. Thus, qualitative data can be
analysed. The survey questionnaire can be found under Appendix A. Section A of the
questionnaire covered the background information of the office building. Section B
comprised questions on the indicators for performance measurement on FM practices
adopted. Section C requested respondents to rate the importance of SFM practices for
office buildings in general. Questions under sections B and C in questionnaire were
mainly structured based on the 7-points Likert scales (see Tables 4.1 and 4.2). Section
D included the information of the respondents and organisation where respondents are
working at.
Table 5.1 7-point Likert Scales for Section B: The extent of FM practices adopted
Degree to which
Number
Definition
practices were adopted
symbol
1
Not at all
The FM practice is not adopted in firm or on site.
2
To a very little extent
The FM practice is adopted in minimal
3
To a little extent
The FM practice is adopted but it doesn’t cover
most of the aspect
4
To some extent
The FM practice is adopted but not to its fullness.
5
To moderate extent
The FM practice is adopted to cater basic
operations
68
Number
symbol
6
7
Degree to which
practices were adopted
To a great extent
To a very great extent
Definition
The FM practice is adopted in most of the aspects.
The FM practice is adopted cover entire
context/aspect of the firms operations.
Table 5.2 7-point Likert Scales for Section B: The extent of FM practices adopted
Number
Degree to which
Definition
symbol
practices were adopted
1
Not important
The FM practice is not important at all to
achieve sustainable FM
2
Slightly important
The FM practice is considerably important to
achieve sustainable FM
3
Somewhat important
The FM practice is somewhat important to
achieve sustainable FM
4
Moderately important
The FM practice is moderately important to
achieve sustainable FM
5
Important
The FM practice is important to achieve
sustainable FM
6
Very important
The FM practice is very important to achieve
sustainable FM
7
Extremely important
The FM practice is extremely important to
achieve sustainable FM
5.4.1 Section A: Building Information
General questions on building which respondent’s responses based on were asked.
These questions include type of building tenancy, ownership, location, building
height, building age, building construction cost and floor area. The aim of requesting
background building information is to understand the characteristics of office
buildings investigated.
Information on types of FM system adopted was asked. Choices provided for the
question included in-house, outsourced and hybrid of in-house and outsourced. The
purpose of this question is to study which FM arrangement is widely used in
69
Singapore. In addition, frequencies of FM policies and building management plan
reviewed were asked to understand FM team’s effort in modify FM policies according
to organisation’s changing needs.
Respondents were asked if management system such as quality management system
(QMS), environmental management system (EMS) and sustainability management
system (SMS) were implemented. The aim of this question is to find out whether the
organisation has a systematic approach in managing a building. This information is
important because awareness of FM personnel in sustainable management can be
identified.
Status of BCA Green Mark for existing building (GM-EB) award obtained for the
building was asked. This information is crucial to justify whether a GM awarded
building has a better building performance compared to non GM building. With these
information, the relationship between facilities performance and water and electricity
consumption are studied.
Questions pertaining to the yearly maintenance budget allocated in percentage on
building components such as general building maintenance (includes external facade,
roof, building fabric work and architectural finishes), civil and structures, mechanical
and electrical services, external landscaping, security, cleaning and housekeeping
were asked. The purpose of this question is to study profile of budget allocation for
each building components where the inference of which building components
consumed most maintenance cost.
70
5.4.2 Section B: Performance Measurement
Types of performance indicators identified were divided into three sub-headings using
principles in sustainability. They are economic, social and environment. Under each
sub-heading, variables were structured to ask about their performance of the current
or previously managed office building. Types of questions asked included open-ended
questions, choices, and based on 7-point rating scale.
5.4.2.1 Economic Sustainability
The financial return of an organisation was asked. The revenue is referring to the
return of profits in renting out the spaces. The unit of measurement is cost per meter
square GFA ($/m2 GFA). The purpose of this question is to study the financial return
of an organisation which is believed that tenants’ satisfaction affected by building
management strategies adopted (Alexander, 2004).
The extent of sustainable development funding or ‘green’ investment in FM provided
by company or government was asked. The purpose of this question is to find out to
an organisation’s commitment and support in monetary form to deliver sustainable
FM. The fund can be used for refurbishment, replacement of devices and retrofitting
of existing facilities. Investment in ‘green’ facilities is able to add value to corporate
economic returns (Miller et al., 2008).
Monthly operating costs for electricity (in kWh/month/m2) and water usage (in
litre/month/m2) were asked. The purpose of these questions is to collect data on
71
current building performance in terms of energy and water usage. Energy and water
consumption are the two main operating costs in a building (Cole and Kernan, 1996).
The information provides a performance measurement of the building operation cost.
Subsequently, the information is used to analyse if there is a statistically significant
difference between GM and non-GM buildings in their energy and water usage.
Lastly, the types of building management strategies adopted were asked to examine
the extent of reactive, preventive, predictive and reliability-centered maintenance
(RCM) used in an organisation. The definition of each building management strategy
was provided for respondents in order to create a common understanding on the terms
used. The purpose of this question is to study the trend of sustainable FM practices
adopted for the building. Swanson (2001) found that proactive and aggressive
maintenance strategies linked to a better building performance. Thus, types of
building management strategies adopted are directly impacted on the maintenance
cost.
5.4.2.2 Social Sustainability
Questions were structured to examine occupant’s performance and satisfaction in the
building. The respondents were asked to rate the extent of the working environment
affecting their work performance. The variables studied included absenteeism and
workers’ productivity. The extent of working environment affects staff recruitment
and retention, complaints or feedback received by FM team and safety management
were asked. These questions were aimed to study the extent physical facilities affect
building users.
72
This was followed by a question on customer satisfaction on facilities provided. The
extent of complaints or feedback received on the physical facilities was asked. The
aim of this question is to study customer satisfaction level on the building facilities.
Daub and Ergenzinger (2005) mentioned sustainable management of relationship
between stakeholders and customer is important for business continuity.
The extent on FM’s effort in preserving or conserving existing building that has
historical value was asked. The purpose of this question is to study the effort of
management team in protecting historical building which is considered as ‘social
capital’ which is retained for future generation (McKenzie, 2004).
In addition, the extent of implementation of Workplace Safety and Health Act
(WSHA) was asked. This question aims to investigate the extent of WSHA
implemented in managing social health and safety (Vredenburgh, 2002).
Respondents were required to rate on the extent of FM team receive complaints and
feedback from the public on the facilities provided. The variables examined included
air, water, noise pollution and health and safety issues. This is to study the building
users’ satisfaction on surrounding building.
5.4.2.3 Environmental Sustainability
Questions on how does FM department managing natural resource were asked. The
respondents were asked to rate the extent of energy efficient features facilities and
73
water efficiency measures that are in placed in the building. The purpose of these
questions is to find out implementation of energy and water efficient management in a
building to reduce impacts on environment.
Respondents were asked to rate on the extent of waste management practices such as
reduce, reuse and recycle practices are implemented to manage office waste. This
question aims to study which type of waste management practice is commonly used in
office buildings to reduce environmental waste.
Procurement policies adopted by the FM department were asked. Respondents were
asked to rate the extent of building materials or products procured from local sources
or suppliers. The extents of building materials or products procurement that are made
from recycled materials were asked. In addition, green products such as water
efficiency labels used for the building maintenance and replacement were asked. The
purpose of these questions is to find out the procurement policies adopted based on
sustainable practices.
In addition, questions on indoor environmental quality of the building were structured
for respondents to rate on the extent of FM department received complaints from
building users. The variables examined included thermal comfort, indoor air
pollutants, visual comfort, noise level and space allocation such as layout of the office
buildings. These questions aim at studying the satisfaction level of building users on
indoor environmental quality.
Next, respondents were requested to provide information on transportation system
implemented for the building. Respondents were asked to indicate the ratio between
74
car parking spaces to building occupants. The distance to the nearest public transport
locations such as bus stops and mass rapid transport (MRT) stations were asked. This
question aims at studying the accessibility of public transportation from the main
building. Murray et al. (1998) found that there is a link between accessibility of public
transportation and impacts on environment. The choices for carpark spaces provided
and distance to public transport location were coded using numeric numbers in Tables
5.3 and 5.4. The purpose is to ease the process of statistical analysis using
independent t-test.
Table 5.3 Ratio between car parking spaces to building occupants and coding
Ratio between car parking spaces to Code
building occupants
Less than 0.4 per person
0
Between 0.4 to 0.7 per person
1
Between 0.7 to 1.0 per person
2
More than 1.0 per person
3
Table 5.4 Distance to public transport location and coding
Distance to public transport location
Code
Less than 5mins
0
Between 5 to 10 minutes
1
Between 11 to 20 minutes
2
More than 20 minutes
3
5.4.3 Section C: SFM Practices and Their Importance
Respondents were requested to rate on the importance of variables in the SFM for
office building in general based on their experiences. In order to have a common
understanding of SFM, a definition was provided. All the variables mentioned under
Section B were rephrased for importance of each variable in achieving SFM. The
75
purpose of constructing questions in this way is to attain clarity of the description in
the questions to encourage respondents to rate the questions consistently.
5.4.4 Section D: Background information of Respondent and Organisation
Background information of respondents was asked. These information included age,
educational qualification, profession, designation, years of working experience in FM
and extent of knowledge in sustainable FM. Lastly, information of organisation where
respondents work in were asked. These questions were aimed to have some
theoretical link to rating in sections B and C (Tan, 2008). For example, backgrounds
and years of experience in safety of the safety personnel may affect his or her views
on the FM practices adopted.
5.5
SAMPLING
The population comprised existing office buildings in Singapore. The population
frame consisted of lists of existing office buildings obtained BCA GM-EB awards in
years 2009 and 2010, facility practitioners from IFMA and AFPM. Sample selection
was carried out using simple random sampling. Simple random sampling was chosen
because the lists of the offices building with GM awards and FM certified FM
personnel can be obtained. Hence, the sample is representative and results from the
sample can be generalised. Table 5.3 summarised the sampling design used for this
study.
76
Table 5.5 Sampling design
Source
Sampling Frame
Sample Size
Sampling method
BCA-GMIS-EB
12 (2009)a
22 (2010)b
20
Simple Random Sampling
IFMA
200
40
Simple Random Sampling
AFPM
113
40
Simple Random Sampling
Total
347
100
a: BCA Green Mark Award for Existing Buildings (non-residential) 2009
b: BCA Green Mark Award for Existing Buildings (non-residential) 2010
(Source: BCA, 2009; 2010a)
The target of respondents were facility manager, facility officer, building manager,
building officer or property manager who is currently managing or has previously
managed office buildings. They can be in-house FM personnel or FM services
provider. They are the persons who in charge of managing building and understand
building performance status and able to provide insights on FM practices.
5.6
DATA ANALYSIS METHODOLOGY
Data collected was analysed using SPSS. Data was coded and entered into SPSS
before computing inferential statistics for exploratory data analysis (EDA) (Leech et
al., 2008). EDA was used to promote better understanding of the FM management
adopted. Data were double checked when and after they are being keyed in into SPSS
software in order to minimize the statistical error. Statistical analysis methods adopted
included descriptive statistics and inferential statistics.
77
Descriptive statistics were used in order to justify the assumptions that the samples
collected are representative. Data collected was tested for its normal distribution
(Leech et al., 2008). Mean, median, standard deviation, minimum and maximum for
building characteristics (section A) and respondents’ profiles (section D) were
calculated with the help of SPSS software. The results are presented and discussed in
Chapter 6 under characteristics of sample.
Inferential statistics were used to understand the relationship between building
performance and FM practices. One-sample t-test, independent sample t-test and
Pearson correlations were used for inferential statistics. One-sample t-test was
employed for each dependent variable under section B of the survey questions. This is
to test whether the mean of a distribution differs significantly from some present
value (George and Mallery, 2003). This statistical t-test of the mean was carried out to
identify significant variables to achieve SFM. Independent sample t-test carried out to
analyse the variances between the groups, where firms were divided based on existing
office buildings which achieved GM certified award versus without GM award.
Independent sample t-test was used to test for the differences between the two groups
of buildings in order to know whether the building performances of the organisations
are associated with the FM practices adopted. Independent sample t-test was used
instead of one-way ANOVA due to small sample size (less than 15 samples within
each group) of the collected data (Tan, 2008). Pearson correlation was used to
examine the relationship between the independent variables (FM practices) and
dependent variables (building performance). This is important to identify effective
FM practices in order to achieve SFM. Finally, a SFM index was constructed using
78
Multi-attribute Value Theory (MAVT) approach. MAVT will be further discussed
under Chapter 8.
5.7
SUMMARY OF CHAPTER
The research methods adopted were survey and case studies. Data collection
instrument was a survey questionnaires divided into four sections. There were
building information, performance measurement, SFM practices and their importance
and background information of respondents. 7-point likert scales were adopted for the
questions. Questions focused on existing office building performance, FM practices
and strategies adopted for the building and FM personnel opinions on the importance
SFM variables were constructed in the survey. The random sampling method was
used. The population is the lists from BCA Green Mark Award for Existing building,
IFMA and AFPM. The sampling frame is the sample size is 100 from a total of 347 in
the lists. The target respondents were facility managers/officers and property
managers/officers. Data collection methods adopted included survey questions and
interviews. Descriptive and inferential analyses were adopted for data analysis.
Survey results were coded and analysed using SPSS. MAVT approach was used to
formulate SFMIndex and the application of the proposed index will be illustrated
using a case study. The characteristics and results analysis are discussed in Chapters 6
and 7 respectively.
79
_____________________________________________________________________
CHAPTER 6:
CHARACTERISTICS OF SAMPLES
_____________________________________________________________________
6.1
OVERVIEW OF CHAPTER
The characteristics of data samples collected from the survey are discussed in this
chapter. By learning the characteristics, the reliability of the data obtained can be
established. The profiles of the interviewees in the exploratory study and pilot study
are first examined. This is followed by a discussion of the characteristics of office
buildings, types of facilities management adopted, frequency of reviewing FM
policies, green mark awards obtained, and maintenance profiles of the organisations
and profiles of respondents for the survey.
6.2
EXPLORATORY STUDY
The fieldwork started with an exploratory study. In the exploratory study, preliminary
survey and interviews were conducted to determine the causes of difficulties in
achieving sustainable FM practices in office buildings. The survey questions were
formulated based on the information gathered to address the main objectives of this
research.
The profile of interviewees is summarized in Table 6.1. The average experience of the
respondents is 11.2 years. They have broad knowledge of FM and thus reliable key
80
information can be obtained. In-house FM personnel were interviewed on the
potential causes of difficulties in carrying out sustainable FM practices for office
buildings. They were able to provide an integrated overview and insight of their
organisations’ operations. FM consultants D and E were selected because they adopt
FM practices or packages that could help to determine the probable obstacles for
practising sustainable FM.
Table 6.1 Profile of interviewees for exploratory study
Building
Designation
Years of Experience
Office building A
Facility manager
8
Office building B
Building manager
10
Office building C
Property manager
8
FM consultant A
Facility officer
5
FM consultant B
Facility manager
25
6.3
PILOT STUDY
A pilot study was carried out to pinpoint any inadequacies or ambiguity questions in
the questionnaire. The survey questions were sent to four FM practitioners with an
average of 10.3 years of extensive FM experience. Their profiles are shown in Table
6.2. The interviewees’ feedbacks were used to improve revise and finalize the survey
questions.
Table 6.2 Profile of interviewees for pilot study
Years of Experience in
Building
Designation
Facilities Management
Office building D
Facility Manager
12
Office building E
Facility Manager
10
FM consultant C
Facility Manager
11
FM consultant D
Facility Officer
8
81
6.4
SURVEY QUESTIONNAIRE
A total of 100 questionnaires were sent by post to FM personnel from BCA-GMISEB, IFMA and AFPM (see Section 5.5). Completed questionnaires were received
between March and July 2010.
At the end of five months, 32 survey forms were received, giving a response rate of
32%. The survey response rate is summarised in Table 6.3. All the returned
questionnaires are usable. Data collected were checked for mistakes, edited and coded
for data analysis.
Table 6.3 Summary of survey response rate
Source
Sampling Frame
Sample Size
Number of Response
BCA-GMIS-EB
12 (2009)
22 (2010)
20
13
IFMA
200
40
10
AFPM
113
40
7
Total
347
100
32
(Source: BCA, 2009; 2010a)
6.4.1 Characteristics of Respondents
Table 6.4 summarises the profile of the respondents. It shows that professions in FM
contribute to 75% of the total responses. This is followed by engineering (15.6%) and
property management (9.4%). Most of the respondents are of managerial level
(56.3%). Most of the respondents have more than 5 years of FM experience and
15.6% more than 20 years. The average years of FM experience and years of working
82
in the current organisation are 10.5 years and 7 years respectively. Majority of the
respondents have a bachelor degree (71.9%) for their highest education, while a
quarter is armed with a post-graduate degree. The profile of respondents suggests that
they are sufficiently knowledgeable in FM to be key informants.
Table 6.4 Summary of respondent profiles
Description
Details
Number of Count
Profession
Facilities management
24
Engineering
5
Property management
3
32
Designation
Manager
18
Property officer
1
Facility officer
13
32
Working experience in 20
5
32
Years of working in
10 years
6
32
Highest education
Diploma
1
Degree
23
Post-graduate
8
32
%
75.00
15.62
9.38
100
56.25
3.12
40.63
100
21.88
37.50
25.00
15.62
100
34.38
46.87
18.75
100
3.12
71.88
25.00
100
6.4.2 Characteristics of Office Building Samples
The respondents were requested to provide detailed information on one office
building of which they are in charge of the FM. The profiles of these buildings are
shown in Table 6.5. There is a good mix of building ownership, location and height.
83
The office buildings survey, are made up of 40.6% government and 59.4% private
properties. Most of the office buildings are located in non-central business district
(CBD) area (62.5%). There is a good mix of low, medium and high rise building, with
an average of 18 storeys. Half of the office buildings surveyed are less than 10 years
old; only one building is more than 30 years. The average age of the buildings
surveyd is 12 years. The majority of the buildings surveyed have GFA more than
410,000m2, with an average of 350,000m2. The skew towards buildings with larger
floor areas suggest that effective management of the building facilities is important.
Table 6.5 Summary of building profiles
Description
Details
Number of Count
Type of
Government
13
ownership
Private
19
32
Location
CBD area
12
Non-CBD area
20
Building
height
Building age
Gross floor
are (GFA)
30 storeys
30 years
2
50,000 m2
84
%
40.62
59.38
100
37.50
62.50
32
10
8
7
7
100
31.24
24.00
21.88
21.88
32
100
16
12
3
1
50.00
37.50
9.38
3.12
32
100
2
7
5
3
3
14
6.25
21.88
15.63
9.38
9.38
43.75
32
100
6.4.3 Building Management and Performance Profiles
The types of FM adopted are in-house (37.5%), outsourced (34.4%) and hybrid of inhouse and outsourced (25%). Most of the firms reviewed FM policy and procedures
twice a year (78.1%), while 15.6% conduct yearly reviews. This indicates that FM
policy and procedures reported by respondents are subject to frequent updates.
However, the frequency of reviewing building asset management plan (BAMP) less
compared to FM policies. Most companies review BAMP on an ad-hoc basis (78.1%)
while 15.6% do it half yearly. This implies that companies are constantly updating the
FM policy and procedures according to the needs and changes, but not BAMP. This
may be due to BAMP is developed for use at organisational level to manage whole
organisational asset while FM policy and procedures are formulated for FM
execution.
Table 6.6 Summary of FM practices adopted
Number of Count
Description
Details
Type of FM
In-house
Outsourced
Hybrid
Frequency of
reviewing FM
policy and
procedures
½ yearly
Yearly
3 years
Ad-hoc
Frequency of
reviewing
building asset
management plan
(BAMP)
½ yearly
Monthly
Yearly
Ad-hoc
85
%
12
11
8
37.50
34.38
25.00
32
25
5
1
1
32
5
1
1
25
100
78.13
15.63
3.12
3.12
100
15.63
3.12
3.12
78.13
32
100
6.5
SUMMARY OF CHAPTER
This chapter discussed the characteristics of the samples surveyed. The interviewees
for the exploratory study consisted of 2 facilities managers, a building manager, a
property manager and a facility officer from 5 different companies. Their average
experience in FM is 11.2 years. Subsequently, a pilot study was carried out and the
interviewees consisted of 3 facility managers and a facility officer from 4 different
companies. Their feedbacks were used to improve the survey questionnaire.
The total number of response received was 32 (response rate of 32%). Majority of the
respondents were involved in FM profession (75%) and 15.6% of the total
respondents have more than 5 years of FM experience. 71.9% of the respondents
possessed a bachelor degree. The buildings reported by the respondents were made up
of 40.6% government and the rest were private properties. Majority of the buildings
surveyed are located in CBD area (62.5%) and average buildings age and GFA were
12 years and 350,000m2 respectively. The building management strategies adopted in
the buildings surveyed mainly in-house (37.5%) and 78.1% of them reviewed FM
policy and procedures twice a year and BAMP was reviewed on ad-hoc basis.
86
_____________________________________________________________________
CHAPTER 7:
RESULTS AND DISCUSSION
_____________________________________________________________________
7.1
OVERVIEW OF CHAPTER
This chapter discusses the findings and analyses of the survey results. Independent
sample t-test analysis was performed to study the significant variables practised by the
firms. The relationships between FM variables and electricity and water consumption
were studied using Pearson Correlation. Survey questions on the respondents’
opinions on the effectiveness of each independent variable were also analysed using
one-sample t-test. Finally, the Multi-attribute Value Theory (MAVT) was used to
construct the sustainable facilities management index (SFMIndices) based on the
significant variables identified in one-sample t-test.
7.2
COMPARING BUILDING PERFORMANCE OF GM and NON-GM
OFFICES
The Green Mark (GM) rating system is used as an indicator to measure building’s
environmental sustainability performance in Singapore (see section 4.3.6). Office
buildings with GM and without GM certification were studied. About 46.9% of the
office buildings obtained FM certification in the non-residential category: 12.5%,
25.0% and 9.4% were awarded GM Certified, GM Gold or Gold Plus, and GM
Platinum respectively. The rest or 53.1% did not have GM certification. Table 7.1
summarised the GM certification status of the office buildings studied.
87
Table 7.1 Summary of Green Mark (GM) certification for
existing non-residential buildings
Number of Count
Green Mark Certification
15
YES
for Existing Building
GM Certified
4
Puls
8
(Non-Residential)
GM Gold/Gold
GM Platinum
3
NO
17
32
%
46.88
12.50
25.00
9.38
53.12
100
The first hypothesis was to test whether there is any significant difference in building
performance and FM practices between existing GM certified and non FM certified
office buildings (see section 1.4). Independent samples t-test was carried out to assess
whether the two sample means are significantly different. Independent samples t-test
was carried out instead of ANOVA test since the sample size is less than 30 for each
group. A 5% level of significance is used. The assumption made for using this test
was that both samples came from normally distributed populations with
approximately equal variances. Table 7.2 presents the results for independent samples
t-test. From the Levene's Test results in Table 7.2, the two variances for all variables
are not significantly different (the significant level is greater than 0.05). The results
implied that all the variables met the assumption of the two groups has approximately
equal variance on the dependent variable.
Office buildings which are GM certified consumed on the average significantly less
electricity (mean=0.512kWh/month/m2) compared to non-GM certified office
building (mean=2.039kWh/month/m2) as p[...]... manage an existing building The specific objectives are to develop a sustainable FM framework for office buildings that incorporates the sustainability principles: economic, social and environmental, to construct an assessment method to evaluate an existing office building and to apply the proposed SFMIndices with a case study This study focuses on the performance assessment of existing office buildings. .. consider sustainability in FM to reduce impacts on environment, offer better quality of life and generate better value for organisation (Shah, 2007) 1.3 RESEARCH OBJECTIVES This study aims to incorporate sustainable practices into FM for existing buildings management The specific objectives are: 1) to develop a sustainable FM framework for office buildings that incorporates economic, social and environmental... on office buildings in Singapore Office building is chosen because the integration of FM into business function, dynamic changing needs, different business climate and objectives are suitable to be explored to study FM’s contribution to business sustainability The office buildings studied are both GM-EB and non-GMEB in Singapore Single and multiple tenancy office buildings are studied Types of FM for. .. characteristics of data samples collected in the exploratory study and pilot study The survey response rate, characteristics of office building samples, building management and performance profiles of the office buildings are presented Chapter 7 discusses the results analysis Independent one-sample t-test, Pearson Correlation and t-test are used in the analysis The differences in means for buildings with... Data Analysis Energy Management System ecologically sustainable development Facilities Management Gross floor area Green Mark Green Mark For Existing Building Hong Kong Building Environment Assessment Method International Facility Management Association Information Technology Key performance indicators Life Cycle Assessment Leadership Leadership in Energy and Environmental Design for existing building... Profile of interviewees for pilot study 79 Table 6.3 Summary of survey response rate 80 Table 6.4 Summary of respondent profiles 81 Table 6.5 Summary of building profiles 82 Table 6.6 Summary of FM practices adopted 83 xiii xiv Table 7.1 Summary of GM certification for existing non-residential building 86 Table 7.2 FM Practices practised by office buildings with GM Award 93 Table 7.3 Item 3h: Ratio between... application of these indices was presented using a case study on an existing office building 8 Chapter 9 summarizes the findings and validates the hypothesis Recommendations are presented for the use of the SFMIndices in office buildings Limitations are discussed Finally, conclusion and recommendations are presented 9 _ CHAPTER 2: LITERATURE REVIEW OF FACILITIES MANAGEMENT. .. Scores allocated for types of variables used 113 Table 8.2 MAVT calculations based on maximum scores 121 Table 8.3 Profile of Building Users (Employees) for case study Building A 123 Table 8.4 Profile of Building Users (Employees) for case study Building A 123 Table 8.5 Ratings for Building A 128 Table 9.1 Review of Research Hypotheses 133 xv xiv _ LIST OF FIGURES ... 2000) In this study, there were qualitative data such as profiles of respondents, background of office building involved The data collection methods used for this study were survey questionnaires and interviews The data collection instruments were surveys and face-to-face interviews The population frame adopted for this study was existing office buildings in Singapore The sampling frame used included... Analysis Ministry of Trade and Industry National Australian Building Environmental Rating System Private Finance Initiative Reactive-centred Maintenance Strategic asset management Standard deviation Sustainable Facilities Management Sustainable Facilities Management Indices United Nations Conference on Environment and Development United Nations Department for Policy Coordination and Sustainable Development ... Characteristics of Office Building Samples 6.4.3 Building Management and Performance Profiles Summary of Chapter 86 CHAPTER RESULTS AND DISCUSSION 7.1 Overview of Chapter 87 7.2 Comparing Building Performance. .. evaluate an existing office building and to apply the proposed SFMIndices with a case study This study focuses on the performance assessment of existing office buildings in Singapore Existing building... study aims to incorporate sustainable practices into FM for existing buildings management The specific objectives are: 1) to develop a sustainable FM framework for office buildings that incorporates